New-build purchase: what to check before accepting handover

Accepting the handover of a new-build home should not be an automatic gesture. At that point, you move from reviewing a purchase promise to checking whether what is being handed over matches what was contracted, what was planned and the documentation that should accompany the home. In a new-build purchase, the pre-handover review has an extra point: in addition to the home itself, it is worth looking at the newly formed owners’ association, the technical documentation for the development and what the developer sets out in writing about the property’s final condition.

The practical information from the Comunidad de Madrid reminds buyers that, before purchasing, it is important to check the legal situation, the financial situation of the home and the contractual documentation, as well as to request the energy performance certificate where applicable and review the land registry information for the property [Comunidad de Madrid]. In new-build property, that same logic applies to handover, but with an added focus on the final stage of the development.

1. First review what the developer must hand over to you

Before signing the handover, it is worth asking for and comparing all the documentation supporting the delivery. Do not rely solely on the flat’s visual condition. In a new development, the developer is usually the one holding the key information about what has been built, what was agreed and what remains outstanding.

### Check, at a minimum:

1. That the identification of the home matches the details in the contract and in the available registry documentation.

2. That the areas, annexes and linked elements match what was sold.

3. That the finishes, installations and qualities reflect what was offered in the development or in the contractual specification.

4. That you are given the technical and user documentation corresponding to the home and its installations.

5. That any reservation, issue or outstanding finishing work is recorded in writing before you accept without qualification.

At this point, the practical advice is simple: do not sign a “clean” handover if you have spotted defects or if important documentation is missing. If you accept the handover without noting reservations, it may later be more difficult to prove that the problem already existed.

2. Do not ignore the owners’ association: even if it is new, it already matters

One of the most common mistakes in new-build property is to think that, because the property is recent, the owners’ association does not yet carry much weight. It does. The Comunidad de Madrid notes that it is advisable to check the owners’ association fees and the IBI before buying, as they may create responsibilities for the buyer in certain circumstances [Comunidad de Madrid].

In a new development, it is also useful to check the basic organisational and financial situation of the newly formed or forming owners’ association.

### Before accepting the handover, review:

1. Whether the owners’ association already exists formally and who manages it.

2. Whether maintenance, cleaning, lift, insurance or common service budgets have already been approved or are being prepared.

3. Whether initial expenses, reserve funds or first instalments have been communicated.

4. Whether there are outstanding common issues in shared areas: entrance, garage, storage rooms, patios, roof terraces or development.

5. Whether the developer has informed you of defects in common elements or of partial handovers still open.

Practical advice: ask for any pending community expense or financial commitment to be set out clearly. In new-build property, the first few months usually shape the financial life of the building, and you need to know what you are taking on as the owner from the outset.

3. Which technical documents it is worth comparing

In new-build property, the technical side is not decorative: it helps you know whether the home has been completed in line with the project and whether there are observations that could affect your use of it. It is not enough to look at paint, taps or joinery. It is also worth reviewing the documents that explain how the work has been carried out and what guarantees or instructions accompany the handover.

### Pay special attention to:

1. The specification schedule and the contract signed with the developer.

2. The final technical documentation available for the works.

3. The maintenance instructions for equipment and installations.

4. Any guarantee details or channels for reporting issues that the developer provides in writing.

5. The consistency between what is described and what you actually see in the home.

Common mistake: confusing a quick visual check with a full inspection. A door that does not close properly, a jammed blind or a socket that does not work should not be left off the list because they are “small details”. It is precisely the details that should be noted before accepting the handover.

4. Carry out a practical inspection of the home before signing

The physical inspection remains essential. Do it calmly, with enough light and, if possible, with a checklist prepared in advance. Do not just walk through the rooms: open, close, switch on, test and compare.

### Step by step:

1. Check doors, windows, locks and opening mechanisms.

2. Test sockets, switches, lighting and visible electrical panels.

3. Inspect floors, walls, ceilings and joints for cracks, stains or uneven finishes.

4. Test taps, drains, sanitary fittings and water pressure.

5. Check fitted wardrobes, fixed furniture, included appliances and auxiliary items if agreed.

6. Inspect the garage, storage room, terrace, drying area or associated patios if they form part of the purchase.

7. If there are defects, note them down and document their existence before accepting.

Practical advice: take dated photos and keep a short but precise list. If the home has several issues, classify them by priority: functionality, safety, finishes and documentary items.

5. What is worth putting in writing to avoid disputes

The best protection is not to argue afterwards, but to make clear beforehand what is accepted and what remains pending. The Comunidad de Madrid stresses that the contract should clearly state the property details, financial obligations, type of contract, price, expenses and handover of keys [Comunidad de Madrid]. That logic also applies to new-build handover: what is not documented may lead to misunderstandings.

### Put in writing, whenever possible:

1. The list of outstanding finishing works or defects.

2. The date or method of repair agreed with the developer.

3. The handover of manuals, keys, remotes, codes and technical documentation.

4. Any reservation regarding common elements.

5. Partial acceptance, if you do not accept the home without issues.

If you need a pre-sale commercial review of the transaction or want to assess how the purchase fits into your planning, you can request a guide estimate at /valoracion-vivienda-madrid. If you would rather discuss your case with a specialist, /contacto is available.

At UBICASA, on Calle Montesa 29 in Madrid, we are open Monday to Friday from 10:00 to 15:00 and from 16:00 to 19:00.

Accepting the handover of a new home is not just about receiving a set of keys. It means checking that the home, the owners’ association and the documentation are in the condition you expect and that the developer must provide. If you detect doubts in the technical, financial or documentary aspects, the prudent course is to pause acceptance until everything is set out clearly in writing.