As we promised, although a little delayed I am now able to provide details on the results of the first 4 properties that we checked in Phases M11 & M12, 2 Green and 2 Master apartments.
It should be noted that property inspectors are not the most welcomed people on sites. All we bring is bad news as it is difficult to make a snagging report positive as all you are recording are problems, however I found the attitude of the staff, John & Helen very good and they were very open and allowed us to check the properties unsupervised and we actually completed their paperwork.
The staff were very busy showing people around as well as carrying out the inspections and a plea from John, because a lot of people were arriving without appointments, is that they are happy to show you around but please call first to make an appointment.
What is VERY UNUSUAL is that UNITED GOLF RESORTS allowed us to check the property 3 – 4 weeks prior to completion where the normal practice of all of the local golf developers is to only allow owners an inspection the 1-2 days prior to completion so clearly they have nothing to hide.
The quality of the build and finish is excellent and we recorded less defects than we would normally expect in a property of this size, and, with one exception, they were all minor ascetic things - the occasional cracked tile or settlement cracking, a few marked walls - again all perfectly normal
I know that there have been comments made on the quality of materials used compared to other local resorts. However we found the properties with marble floors, flat walls & ceilings well tiled bathrooms, kitchen units with self close drawers, reasonable branded quality white goods - Zanussi - plus items that are often pricey extras on other developments including AC in all rooms, solar water heating backed up by a gas boiler, pre-installed alarm plus the central vacuum system.
What´s not included are any bath or shower cubicles, lighting, bathroom mirrors or any vanity type units in the bathrooms which have basic pedestals, again normal for Spain.
Moving on to the inspection, if you are carrying out your own checks you will need a good torch for bathrooms and a spirit level, as there is no power, water or gas connected but the properties are reasonably clean as they had received a builders' clean.
Our own preference is to highlight the defects with masking tape but UNITED didn´t want this but you should photograph the defects as a guide.
We were advised power, water and gas were not connected, and there was no main consumer fuse in fusebox or electricity meter fitted and in Spain these services cannot be legally connected until there is a Certificate of Habitation available and until after the buyer owns the property. On other developments, due to the workload of the local utility providers, there have been delays in getting these fitted, but this is not down to the developer. Please don´t expect to complete one and day move into a fully functional apartment with services the next as in Spain, it doesn´t work like this.
The entrance halls are finished. However, because there is no permanent supply to the blocks, the lifts, which have the safety certificates issued, are not working but again when queried UNITED we were advised that these would be available at time of completion so please check this as furniture companies may refuse to deliver if there is no lift.
Commenting on the general site gardens, pools and security this is still very much a building site with heavy plant operating, lots of dust and workmen. I have told UNITED that I was surprised how easy it was to gain access through the main gate with no obvious security and I was not challenged and they have promised to look at this. The pools are complete but just not filled and cleaned and the grass has not yet grown on surrounds but it was good to see the play parks in place. The Clubhouse is underway but has a way to go.
Moving on to the specific type of defect, and I will not publish them all here as we will provide a sample report if you need one, we recorded 19 defects on the first Green and 13 on the second. On the Masters we recorded 9 defects on the first and 13 on the second. This is lower that the real average that we have in Spain of 27 defects per property on a survey of 1000 properties that we have checked so we can see currently they have less than the average number of defects.
· The property walls are white so the first group of defects were either marks on walls and ceilings. In Spain you will see white access panels in all rooms and these are for access to the electrical and TV cabling and when removed they can be damaged or left with gaps around the edges and in a number of properties they had been repainted leaving paint runs on walls, especially behind doors - so make sure you look in the corners and behind doors
· A building will naturally settle and as it dries out there will be minor hairline cracks on walls and ceilings, so we found some cracking, especially where the wall meets the ceiling in bedrooms but you have to look carefully to find this
· The properties have AC fitted with 2 ceiling vents in each room, one for blowing air out, one for sucking air in for temperature and flow control and a number of these vents were not flush to the ceiling
· A few scratches on doors and wardrobes, again normal and easy to rectify plus 1 window and one patio door with scratches
· In the kitchens one damaged draw, 1 sticking drawer, 2 where the cooker extractor had not been secured and one where the housing for the fridge freezer had not been fitted to the wall
· Tiling is Spain is the area where we see most defects but again here we have very few problems, a total of 2 cracked tiles internally and 3 externally. UNITED fit marble floors which is a natural material and, unlike ceramic floors, it is normal for the colour shades to vary and for there to be cracks in the marble. With chips and cracks the builder will repair them and seal with a clear resin so that you cannot feel the crack or repair. You should not ask nor expect these tiles to be replaced but they should be checked carefully.
· There were 2 areas that require more work - one in the Green on the utility area where the level of the floor tiles, as tested with a spirit level, does not run to the drain, the other area - large chips in the coping stones on the top of the walls around the roof solarium
Because there was no water or electricity connected we were unable to check these connections so on the 2nd inspection, which is carried out once the snagging is done, we will check all sockets, lighting wiring, white goods, AC, and the plumbing connections in all rooms, plus, if commissioned, the gas boiler.
When we check the property our report also includes an inventory check plus what we call "advisories" that are not defects but enhancements or things to watch and in these properties this included:
· The patio doors have sprung loaded catches and if you close the door from the outside you can lock yourself out on the balcony, especially for penthouses where there is no way to lock the patio off while you are upstairs
· The properties have bathrooms with no windows and UK building regulations require an electric vent fitted but this is not the law in Spain. These bathrooms all have a passive vent, an outlet in the wall or ceiling with a cover over but you should get an electric vent fitted which is not an expensive item and it is wired into the lighting circuit. I know that Jon of Jon & Sarah fame is an electrician and can quote for this as he is doing this for owners on La Torre
· Safety is important, don´t forget your smoke alarms, Carbon Monoxide alarm, fire extinguisher & fire blanket which are required if you are renting out the property and we can get these for owners
· Security, you have a good quality door but you should always change the door lock after snagging has been completed, fit additional window and door locks, especially on ground floor and penthouse properties, fit a safe, and these properties all have monitored alarms pre installed but you have to pay for commissioning and a monthly monitoring fee
· We always advise owners to seal with mastic around basins and baths as they do not use this in Spain, again not a defect purely a good idea
· Door stops, fitted in the Masters but not in the Green and a great investment to protect your walls
· Dishwashers, the plumbing is there but you will have to modify a cupboard to fit but think carefully about fitting if you are planning on renting as they are expensive to run and they encourage people to eat in
· Beds - this is a golf resort so again if you are renting to maximise potential buy the zip together single beds for the main bedroom
· Furniture choices are endless but take your time to look around. A package is a good idea if you don´t have time but may be more expensive than looking around. Big savings can be achieved for things like shower cubicles, and ceiling spots if you buy them from the big DIY places like Leroy Merlin and get a local tradesman to fit them.
If you are doing your own inspection we will continue to provide buyers with guides and sample reports and we can also provide a service, specifically created to reduce the time between completion and when you can enjoy your property, and to save you having to fly back to Spain. The InspectahomeSpain Home Completion Service will, after you have completed and been advised that your snagging is completed, visit the property and check the repairs, check the utilities and white goods plus the furniture inventory if fitted.
If people require them, by mailing
laterciapackm@inspectahomespain.com I can provide a completion guide specific to the resort, and sample reports for Green or Master apartments.
I hope that buyers have found this information and again we are impressed with the quality of the property on this development that we have checked to date.