New build electrical snagging checklist: what to check when you get the keys in Seville, Spain

Why check the electrics on handover day

Snagging (a punch list, in US terms) is the inspection you do when a developer hands over a new home, to list the defects that must be fixed. When it comes to the electrics in a new build in Sevilla Este, Palmas Altas, Cruz del Campo or Entrenúcleos, the short answer is: check everything that will later be hidden behind furniture, lamps and curtains. A dead socket behind the sofa or an unconnected air conditioning line is discovered late, when claiming is harder.

New homes in Spain are handed over today with high electrification, light points in every room but no light fittings (just lampholders or bare cable), mid-range switches and sockets, a video door entry system, ducted air conditioning pre-installation, an aerothermal heat pump for hot water in many developments and EV charging pre-installation in the garage. That is the benchmark to compare against, together with the specification sheet (memoria de calidades) in your contract.

What to bring on inspection day

• The specification sheet and the plans of your home showing light points and sockets.
• A phone charger or a small lamp to test sockets.
• Your phone with torch (flashlight) and camera to photograph each defect and where it is.
• A notebook to write down room, point and fault. You will need it for the letter to the developer.

The 20 electrical snagging checks

Fuse board and protection

1. The fuse board (consumer unit) is complete and labelled. Main switch, RCDs and one MCB per circuit, each labelled (lighting, sockets, kitchen, washing machine, air conditioning…). An unlabelled board complicates any future fault.
2. Each RCD trips when you press its test button. Press the T: it should cut out instantly. If it does not, it does not protect you.
3. The circuits match high electrification. Check there are separate circuits for cooker and oven, washing machine and dishwasher and, if the specification includes it, air conditioning.
4. There is a surge protector, or you know why not. The REBT requires it in new installations in certain cases (ITC-BT-23). Ask whether it is planned for your board.
5. The earthing (grounding) has been measured. You cannot do this one yourself: it needs a meter. Ask the developer for the measured value or have an installer check it.

Sockets and light points

6. Every socket (outlet) is live. Test them one by one with the charger, including those behind doors and in corners.
7. Sockets have earth and are firmly fixed. The earth clips must be present and the plate must not move or wobble.
8. Switches and two-way switches work from every point. In hallways and bedrooms with two switches, try all four combinations.
9. Every light point is live. Even with no lamp, the lampholder or cable must receive power when its switch is operated.
10. The number and position of points match the plans. Count sockets and light points per room and compare them with the specification.
11. In bathrooms, fittings respect the safety distances. Sockets cannot be inside the protection zones of the shower or bath (ITC-BT-27).
12. The kitchen has its dedicated outlets. Outlet for the hob (6 mm² circuit, 25 A), oven, dishwasher and washing machine (4 mm² circuit, 20 A). If you plan a more powerful hob or an island, now is the time to consider it.
13. The terrace has a weatherproof socket and outdoor light. Check the socket has a cover and the light point is protected against water.

Climate, telecoms and equipment

14. The air conditioning pre-installation has a power line. Ducts are not enough: there must be a supply for the indoor unit and the outdoor unit.
15. The aerothermal heat pump or water heater has its breaker in the board. If your home has aerotermia for hot water, find its MCB.
16. The video door entry works fully. Call from the street, image, audio and opening of the main door.
17. TV and data outlets are where the specification says. At least check the living room outlet receives a signal.
18. Motorised blinds go up and down. In many developments only the living room is motorised. Test the full travel.

Garage and paperwork

19. Your space has EV charging pre-installation. In residential buildings with a licence granted after 16 December 2022, CTE HE 6 requires conduits for charging in 100 % of spaces. Check the conduit or tray reaches yours.
20. You are handed the electrical paperwork. The electrical installation certificate (boletín), the use and maintenance manual and the details to sign up for electricity. Without the boletín you cannot connect the supply.

Quick summary to print

How to claim defects from the developer

1. Write everything in the handover record or, if you have already signed it, in a separate dated letter.
2. Attach photos showing the room and the exact point.
3. Send it by a method that leaves a record: the developer’s after-sales portal with receipt, burofax or email with acknowledgement.
4. Ask for a repair date and check the fix when it is done.

The Building Act (Ley de Ordenación de la Edificación, LOE) sets warranties for defects in new homes, but the sooner you claim, the easier it is to prove the fault came from construction. If the defect is serious or the developer does not respond, an inspection with measurements and a technical report gives you a solid basis.

When a professional inspection is worth it

You can do the 20 checks above yourself, but three things need instruments: the earthing value, circuit insulation and RCD tripping time. An installation inspection with measurements costs 70 to 100 euros on the market, plus VAT, and leaves you a report of what to claim. It is especially useful if you plan alterations before moving in or have noticed something tripping or getting hot.

What does not come with the home and is worth planning

In the first four to eight weeks after getting the keys, most buyers arrange what is missing before moving in:

• Light fittings. Homes are handed over without lamps, and 30 to 50 spotlights per home is common. A recessed downlight installed costs 25 to 45 euros and hanging a light fitting or ceiling light 30 to 50 euros each. See light fitting installation and downlights installation.
• EV charger. With the conduit already in place, activating your space’s pre-installation costs 1,250 to 1,450 euros depending on the distance to the meter room. You only need to notify the comunidad (owners’ association) under article 17.5 of the Horizontal Property Law. See EV charger in a communal garage.
• Extra sockets and outlets. Bedhead, kitchen island, terrace, wall-mounted TV or data outlets in more rooms.

Information for each area is in our new build section.

Practical conclusion

Set aside an afternoon for the inspection before a single piece of furniture goes in: charger in hand, plan in front of you and phone for photos. Check the fuse board, test every socket and light point, check the air conditioning line and your space’s pre-installation, and do not leave without the boletín. Whatever you find goes to the developer in writing with photos. More guides for new homeowners on our blog.