{"id":29490,"date":"2019-01-11T10:33:30","date_gmt":"2019-01-11T10:33:30","guid":{"rendered":"https:\/\/www.cbleon-abogados.com\/?p=29490"},"modified":"2024-12-30T12:09:07","modified_gmt":"2024-12-30T11:09:07","slug":"hidden-faults-construction-damages-on-a-purchase","status":"publish","type":"post","link":"https:\/\/cbleon-abogados.com\/en\/hidden-faults-construction-damages-on-a-purchase\/","title":{"rendered":"Hidden faults. Construction damages on a purchase."},"content":{"rendered":"<h1>Hidden Defects in Property Purchase<\/h1>\n<p>What happens if, after acquiring a <strong>property<\/strong>, significant <strong>defects<\/strong> are discovered that, if known earlier, would have led you to avoid the purchase or negotiate a substantial price reduction? These are known as <strong>hidden defects<\/strong>.<\/p>\n<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_82_2 counter-hierarchy ez-toc-counter ez-toc-white ez-toc-container-direction\">\n<div class=\"ez-toc-title-container\">\n<p class=\"ez-toc-title\" style=\"cursor:inherit\">Tabla de Contenidos<\/p>\n<span class=\"ez-toc-title-toggle\"><a href=\"#\" class=\"ez-toc-pull-right ez-toc-btn ez-toc-btn-xs ez-toc-btn-default ez-toc-toggle\" aria-label=\"Toggle Table of Content\"><span class=\"ez-toc-js-icon-con\"><span class=\"\"><span class=\"eztoc-hide\" style=\"display:none;\">Toggle<\/span><span class=\"ez-toc-icon-toggle-span\"><svg style=\"fill: #999;color:#999\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" class=\"list-377408\" width=\"20px\" height=\"20px\" viewBox=\"0 0 24 24\" fill=\"none\"><path d=\"M6 6H4v2h2V6zm14 0H8v2h12V6zM4 11h2v2H4v-2zm16 0H8v2h12v-2zM4 16h2v2H4v-2zm16 0H8v2h12v-2z\" fill=\"currentColor\"><\/path><\/svg><svg style=\"fill: #999;color:#999\" class=\"arrow-unsorted-368013\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"10px\" height=\"10px\" viewBox=\"0 0 24 24\" version=\"1.2\" baseProfile=\"tiny\"><path d=\"M18.2 9.3l-6.2-6.3-6.2 6.3c-.2.2-.3.4-.3.7s.1.5.3.7c.2.2.4.3.7.3h11c.3 0 .5-.1.7-.3.2-.2.3-.5.3-.7s-.1-.5-.3-.7zM5.8 14.7l6.2 6.3 6.2-6.3c.2-.2.3-.5.3-.7s-.1-.5-.3-.7c-.2-.2-.4-.3-.7-.3h-11c-.3 0-.5.1-.7.3-.2.2-.3.5-.3.7s.1.5.3.7z\"\/><\/svg><\/span><\/span><\/span><\/a><\/span><\/div>\n<nav><ul class='ez-toc-list ez-toc-list-level-1 ' ><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-1\" href=\"https:\/\/cbleon-abogados.com\/en\/hidden-faults-construction-damages-on-a-purchase\/#These_are_significant_defects_not_merely_finishing_flaws\" >These are significant defects, not merely finishing flaws<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/cbleon-abogados.com\/en\/hidden-faults-construction-damages-on-a-purchase\/#Common_Examples_of_Hidden_Defects\" >Common Examples of Hidden Defects<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/cbleon-abogados.com\/en\/hidden-faults-construction-damages-on-a-purchase\/#Timeframe_for_Claims\" >Timeframe for Claims<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-4\" href=\"https:\/\/cbleon-abogados.com\/en\/hidden-faults-construction-damages-on-a-purchase\/#Options_for_Buyers_Facing_Hidden_Defects\" >Options for Buyers Facing Hidden Defects<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-5\" href=\"https:\/\/cbleon-abogados.com\/en\/hidden-faults-construction-damages-on-a-purchase\/#What_About_New_Properties\" >What About New Properties?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-6\" href=\"https:\/\/cbleon-abogados.com\/en\/hidden-faults-construction-damages-on-a-purchase\/#Limits_to_Seller_Liability\" >Limits to Seller Liability<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-7\" href=\"https:\/\/cbleon-abogados.com\/en\/hidden-faults-construction-damages-on-a-purchase\/#What_Happens_After_Six_Months\" >What Happens After Six Months?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-8\" href=\"https:\/\/cbleon-abogados.com\/en\/hidden-faults-construction-damages-on-a-purchase\/#Real_Estate_Lawyer_Our_Opinion\" >Real Estate Lawyer: Our Opinion<\/a><\/li><\/ul><\/nav><\/div>\n<h2><span class=\"ez-toc-section\" id=\"These_are_significant_defects_not_merely_finishing_flaws\"><\/span>These are significant defects, not merely finishing flaws<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>It is not uncommon for <strong>hidden defects<\/strong> to appear within six months of the <strong>property purchase<\/strong> between private parties. This situation occurs more often than one might think. Our Civil Code regulates such cases, stating that if certain conditions are met, the <strong>buyer<\/strong> may claim against the <strong>seller<\/strong>, provided the defects appear within six months and the claim is made within that period.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Common_Examples_of_Hidden_Defects\"><\/span>Common Examples of Hidden Defects<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>Some of the most frequent <strong>hidden defects<\/strong> in buildings include:<\/p>\n<ul>\n<li>Humidity and leaks due to defects in the roof, flooring, etc.<\/li>\n<li>Significant cracks that may compromise safety.<\/li>\n<li>Defects in finishes, such as flooring, paint, or coatings.<\/li>\n<li>Detachment of bricks or cladding materials.<\/li>\n<li>Structural problems affecting the foundation or stability of the building, posing serious risks to people.<\/li>\n<\/ul>\n<p>As seen, <strong>hidden defects<\/strong> can range from minor to severe issues. For this reason, it is crucial for the <strong>property buyer<\/strong> to seek technical advice, regardless of the initial appearance of the defects.<\/p>\n<p><img loading=\"lazy\" decoding=\"async\" class=\"aligncenter wp-image-29395 size-full\" src=\"https:\/\/cbleon-abogados.com\/wp-content\/uploads\/2019\/01\/desperfectos-vivienda.jpg\" alt=\"hidden defects in property purchase\" width=\"800\" height=\"539\" srcset=\"https:\/\/cbleon-abogados.com\/wp-content\/uploads\/2019\/01\/desperfectos-vivienda.jpg 800w, https:\/\/cbleon-abogados.com\/wp-content\/uploads\/2019\/01\/desperfectos-vivienda-300x202.jpg 300w, https:\/\/cbleon-abogados.com\/wp-content\/uploads\/2019\/01\/desperfectos-vivienda-768x517.jpg 768w, https:\/\/cbleon-abogados.com\/wp-content\/uploads\/2019\/01\/desperfectos-vivienda-370x249.jpg 370w, https:\/\/cbleon-abogados.com\/wp-content\/uploads\/2019\/01\/desperfectos-vivienda-760x512.jpg 760w\" sizes=\"auto, (max-width: 800px) 100vw, 800px\" \/><\/p>\n<h2><span class=\"ez-toc-section\" id=\"Timeframe_for_Claims\"><\/span>Timeframe for Claims<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>From the moment the property is delivered, the limitation period is six months. This period cannot be interrupted, meaning any action taken within that period (such as sending a notice to the seller) does not reset the clock. Therefore, it is essential to act promptly and ensure compliance with the established deadlines.<\/p>\n<p>An example of this limitation is that if the buyer detects defects and notifies the seller within the period, the elapsed time until then will not pause or reset. This underscores the importance of seeking legal advice from the outset.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Options_for_Buyers_Facing_Hidden_Defects\"><\/span>Options for Buyers Facing Hidden Defects<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p>If the buyer encounters a case of <strong>hidden defects<\/strong>, they have two options within the six-month period:<\/p>\n<ul>\n<li><strong>Terminate the contract:<\/strong> This involves canceling the sale, returning the property to the seller, and receiving a refund of expenses incurred.<\/li>\n<li><strong>Request a proportional price reduction:<\/strong> The amount of the reduction will be determined by experts who assess the extent of the defects.<\/li>\n<\/ul>\n<p>At <strong>Carlos Ba\u00f1o Le\u00f3n Lawyers<\/strong>, we have handled numerous cases of this nature. For instance, in two favorable court rulings obtained by our firm, buyers successfully claimed compensation for hidden defects in their properties.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"What_About_New_Properties\"><\/span>What About New Properties?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>In the case of <strong>new properties<\/strong>, the hidden defects regime does not apply. Instead, actions under the <strong>Building Regulation Act (LOE)<\/strong> are used. This law establishes three types of responsibilities based on the severity of the defects:<\/p>\n<ul>\n<li><strong>Ten-year liability:<\/strong> For structural damage affecting the foundation, beams, slabs, or similar elements.<\/li>\n<li><strong>Five-year liability:<\/strong> For defects in construction or installations that compromise habitability.<\/li>\n<li><strong>One-year liability:<\/strong> For damages affecting finishes.<\/li>\n<\/ul>\n<p>The LOE provides greater protection for new property buyers, offering extended timeframes and clear responsibilities for developers and builders.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Limits_to_Seller_Liability\"><\/span>Limits to Seller Liability<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>It is important to understand that the seller\u2019s obligation to respond for <strong>hidden defects<\/strong> is contractual in nature and has certain limits. The law states that the seller is not liable in the following cases:<\/p>\n<ol>\n<li>If the defects were evident and visible to the naked eye.<\/li>\n<li>If the buyer is an expert or professional who, due to their trade, should have easily identified the defects.<\/li>\n<li>If the buyer and seller expressly agree to exempt the seller from liability, provided the seller acted in <strong>good faith<\/strong>. If the seller knowingly conceals defects, the exemption agreement will not be valid.<\/li>\n<\/ol>\n<h2><span class=\"ez-toc-section\" id=\"What_Happens_After_Six_Months\"><\/span>What Happens After Six Months?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>If <strong>hidden defects<\/strong> appear after six months, the buyer is not left unprotected, although different regulations apply. In such cases, claims may be based on other legal grounds, such as breach of contract, or in some instances, direct claims against the builder or developer if the defects are construction-related.<\/p>\n<p>The law aims to balance the rights and responsibilities of both parties. On one hand, it protects the buyer against severe defects; on the other, it recognizes the buyer&#8217;s responsibility to properly inspect the property and avoid claims for visible defects.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Real_Estate_Lawyer_Our_Opinion\"><\/span>Real Estate Lawyer: Our Opinion<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>From our experience at <strong><a href=\"https:\/\/www.cbleon-abogados.com\/en\/services\/real-estate-law\/\" target=\"_blank\" rel=\"noopener\">Carlos Ba\u00f1o Lawyers<\/a><\/strong>, it is crucial to act quickly and seek specialized advice from the start of the property purchase process. Detecting <strong>hidden defects<\/strong> can lead to significant legal and financial conflicts, but with proper management, favorable outcomes are achievable for buyers.<\/p>\n<p>Having a technician or expert accompany you during the initial inspection is an essential preventive measure. Additionally, in the event of a conflict, our firm is prepared to advise and represent you, ensuring your rights are fully defended.<\/p>\n<p>To address any questions about hidden defects or to initiate a claim process, feel free to <a href=\"https:\/\/www.cbleon-abogados.com\/en\/contact\/\" target=\"_blank\" rel=\"noopener\">contact us<\/a>. At <strong>Carlos Ba\u00f1o Lawyers<\/strong>, we are here to offer you personalized and effective solutions.<\/p>\n<p>You can also find us on <a href=\"https:\/\/maps.app.goo.gl\/YuezPNWXNtBcHy1V8?g_st=ic\" target=\"_blank\" rel=\"noopener\">Google Maps<\/a> and visit our offices in Alicante for direct assistance.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Hidden Defects in Property Purchase What happens if, after acquiring a property, significant defects are discovered that, if known earlier, would have led you to avoid the purchase or negotiate a substantial price reduction? These are known as hidden defects. These are significant defects, not merely finishing flaws It is not uncommon for hidden defects to appear within six months&hellip;<\/p>\n","protected":false},"author":7,"featured_media":29400,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_joinchat":[],"footnotes":""},"categories":[158,170,175,95],"tags":[],"class_list":["post-29490","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate-article","category-news-en","category-real-estate-article-en","category-real-estate-law"],"acf":[],"_links":{"self":[{"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/posts\/29490","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/users\/7"}],"replies":[{"embeddable":true,"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/comments?post=29490"}],"version-history":[{"count":2,"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/posts\/29490\/revisions"}],"predecessor-version":[{"id":35216,"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/posts\/29490\/revisions\/35216"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/media\/29400"}],"wp:attachment":[{"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/media?parent=29490"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/categories?post=29490"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/tags?post=29490"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}