{"id":35132,"date":"2024-10-12T11:32:29","date_gmt":"2024-10-12T09:32:29","guid":{"rendered":"https:\/\/www.cbleon-abogados.com\/?p=35132"},"modified":"2024-10-12T11:36:49","modified_gmt":"2024-10-12T09:36:49","slug":"construction-defects-new-home","status":"publish","type":"post","link":"https:\/\/cbleon-abogados.com\/en\/construction-defects-new-home\/","title":{"rendered":"Construction defects in a new home"},"content":{"rendered":"<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\/construction-defects-new-home\/#Construction_defects_in_a_new_home\" >Construction defects in a new home<\/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\/construction-defects-new-home\/#Technical_inspection_of_the_property\" >Technical inspection of the property<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/cbleon-abogados.com\/en\/construction-defects-new-home\/#Post-inspection_issues\" >Post-inspection issues<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-4\" href=\"https:\/\/cbleon-abogados.com\/en\/construction-defects-new-home\/#Hidden_defects_in_the_purchase_of_a_home\" >Hidden defects in the purchase of a home<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-5\" href=\"https:\/\/cbleon-abogados.com\/en\/construction-defects-new-home\/#Claim_options\" >Claim options<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-6\" href=\"https:\/\/cbleon-abogados.com\/en\/construction-defects-new-home\/#Legal_limits_for_hidden_defects\" >Legal limits for 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-7\" href=\"https:\/\/cbleon-abogados.com\/en\/construction-defects-new-home\/#Prescription_period_for_hidden_defects\" >Prescription period for hidden defects<\/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\/construction-defects-new-home\/#Construction_defects_and_liability_of_building_agents\" >Construction defects and liability of building agents<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-9\" href=\"https:\/\/cbleon-abogados.com\/en\/construction-defects-new-home\/#Developers_responsibility\" >Developer\u2019s responsibility<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-10\" href=\"https:\/\/cbleon-abogados.com\/en\/construction-defects-new-home\/#Liability_of_other_building_agents\" >Liability of other building agents<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-11\" href=\"https:\/\/cbleon-abogados.com\/en\/construction-defects-new-home\/#Prescription_periods_and_warranty_periods_in_construction\" >Prescription periods and warranty periods in construction<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-12\" href=\"https:\/\/cbleon-abogados.com\/en\/construction-defects-new-home\/#Differences_between_prescription_and_warranty_periods\" >Differences between prescription and warranty periods<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-13\" href=\"https:\/\/cbleon-abogados.com\/en\/construction-defects-new-home\/#Practical_advice_for_handling_construction_defects\" >Practical advice for handling construction defects<\/a><ul class='ez-toc-list-level-3' ><li class='ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-14\" href=\"https:\/\/cbleon-abogados.com\/en\/construction-defects-new-home\/#Recommendations_for_construction_defects\" >Recommendations for construction defects<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-3'><a class=\"ez-toc-link ez-toc-heading-15\" href=\"https:\/\/cbleon-abogados.com\/en\/construction-defects-new-home\/#Necessary_documentation_for_claims\" >Necessary documentation for claims<\/a><\/li><\/ul><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-16\" href=\"https:\/\/cbleon-abogados.com\/en\/construction-defects-new-home\/#Carlos_Bano_Law_Firm\" >Carlos Ba\u00f1o Law Firm<\/a><\/li><\/ul><\/nav><\/div>\n<h2 style=\"font-weight: 400;\"><span class=\"ez-toc-section\" id=\"Construction_defects_in_a_new_home\"><\/span>Construction defects in a new home<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p style=\"font-weight: 400;\">After the delivery of a new home, the buyer may encounter issues due to the appearance of defects or flaws that were not previously visible.<\/p>\n<p style=\"font-weight: 400;\">Prior to the signing of the deed, it is customary for the buyer to check the condition of the home and ensure that it has been completed according to technical standards\u2026<\/p>\n<p><img loading=\"lazy\" decoding=\"async\" class=\"aligncenter wp-image-35128 size-full\" title=\"Construction defects in a new home\" src=\"https:\/\/www.cbleon-abogados.com\/wp-content\/uploads\/2024\/10\/danos-construccion-vivienda-nueva.jpeg\" alt=\"Construction defects in a new home \" width=\"853\" height=\"1280\" srcset=\"https:\/\/cbleon-abogados.com\/wp-content\/uploads\/2024\/10\/danos-construccion-vivienda-nueva.jpeg 853w, https:\/\/cbleon-abogados.com\/wp-content\/uploads\/2024\/10\/danos-construccion-vivienda-nueva-200x300.jpeg 200w, https:\/\/cbleon-abogados.com\/wp-content\/uploads\/2024\/10\/danos-construccion-vivienda-nueva-682x1024.jpeg 682w, https:\/\/cbleon-abogados.com\/wp-content\/uploads\/2024\/10\/danos-construccion-vivienda-nueva-768x1152.jpeg 768w, https:\/\/cbleon-abogados.com\/wp-content\/uploads\/2024\/10\/danos-construccion-vivienda-nueva-370x555.jpeg 370w, https:\/\/cbleon-abogados.com\/wp-content\/uploads\/2024\/10\/danos-construccion-vivienda-nueva-760x1140.jpeg 760w\" sizes=\"auto, (max-width: 853px) 100vw, 853px\" \/><\/p>\n<h3><span class=\"ez-toc-section\" id=\"Technical_inspection_of_the_property\"><\/span>Technical inspection of the property<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p style=\"font-weight: 400;\">An inspection is carried out with the seller&#8217;s company technicians, to which the buyer can bring their own technician, although it is not always necessary. During the inspection, possible defects are checked on-site. It&#8217;s important to note that minor finishing defects may occur, which should not escalate as long as both parties agree in writing on a list of defects to be rectified before signing the deed.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Post-inspection_issues\"><\/span>Post-inspection issues<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p style=\"font-weight: 400;\">The main problem arises when defects appear that were not visible during the inspection and become apparent later.<\/p>\n<p style=\"font-weight: 400;\">In these cases, we are dealing with hidden defects or poor workmanship or construction, which are subject to specific legal regulations.<\/p>\n<p style=\"font-weight: 400;\">It is important to distinguish between defects in a first home and in a second home, as there may be confusion on this matter.<\/p>\n<h2 style=\"font-weight: 400;\"><span class=\"ez-toc-section\" id=\"Hidden_defects_in_the_purchase_of_a_home\"><\/span>Hidden defects in the purchase of a home<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p style=\"font-weight: 400;\">In the sale of second-hand properties, the seller must be liable to the buyer through a remedy action for hidden defects, as established by Article 1.484 of the Civil Code. The buyer has the option to request the annulment of the purchase or a price reduction based on the severity and importance of the defects, with the said article setting the criteria for determining which option applies.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Claim_options\"><\/span>Claim options<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p style=\"font-weight: 400;\">The buyer has a double possibility, but must not confuse them when making the claim, as it is not possible to exercise both options simultaneously. The buyer must choose one or the other based on the importance of the defect.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Legal_limits_for_hidden_defects\"><\/span>Legal limits for hidden defects<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p style=\"font-weight: 400;\">The article establishes the limits for each action: the first is reserved for defects that make the property \u201cunsuitable for the intended use,\u201d while the second is for defects that reduce its usability to such an extent that, had the buyer known about them, they would not have bought the property or would have paid less. Therefore, it is crucial to prove the defect\u2019s importance to choose between the two options, which can only be done through a technical expert report.<\/p>\n<p style=\"font-weight: 400;\">The action available to the buyer is either to rescind the contract or reduce the price proportionally, as judged by experts, according to Article 1.488 of the Civil Code.<\/p>\n<h2 style=\"font-weight: 400;\"><span class=\"ez-toc-section\" id=\"Prescription_period_for_hidden_defects\"><\/span>Prescription period for hidden defects<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p style=\"font-weight: 400;\">The main issue with exercising legal actions for hidden defects is the short time frame for doing so, as according to Article 1.490 of the Civil Code, the buyer has six months from the discovery of the defects. This is a period of expiration, meaning that it cannot be interrupted.<\/p>\n<h2 style=\"font-weight: 400;\"><span class=\"ez-toc-section\" id=\"Construction_defects_and_liability_of_building_agents\"><\/span>Construction defects and liability of building agents<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p style=\"font-weight: 400;\">In cases of first-time occupation buildings, the primary liability falls on the developer, who promotes the construction and sells the newly completed home to the buyer, obtaining profit from the sale.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Developers_responsibility\"><\/span>Developer\u2019s responsibility<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p style=\"font-weight: 400;\">According to Article 9.1 of the Building Regulation Law (Law 38\/1999 of November 5), \u201cA developer shall be considered any person, whether natural or legal, public or private, who, individually or collectively, decides, promotes, programs, and finances, with their own or external resources, the construction works for themselves or for their subsequent sale, delivery, or transfer to third parties under any title.\u201d<\/p>\n<p style=\"font-weight: 400;\">The developer\u2019s liability is established in the relevant articles of the Civil Code, and Article 17.1 states, \u201cWithout prejudice to their contractual responsibilities\u2026\u201d when referring to the general responsibility of building agents.<\/p>\n<p style=\"font-weight: 400;\">The same law, in Article 17.3.2, establishes that the developer will be jointly liable with the other agents involved for any material damages caused by construction defects or flaws.<\/p>\n<p style=\"font-weight: 400;\">This is because the developer&#8217;s liability as the seller is contractual, derived from the sales contract, as reflected in the Building Regulation Law.<\/p>\n<p style=\"font-weight: 400;\">Therefore, Article 17.3.2 establishes that regardless of any other building agent\u2019s responsibility for construction defects, the contractor will always also be responsible.<\/p>\n<p style=\"font-weight: 400;\">This is due to the contractual liability assumed with the buyer.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Liability_of_other_building_agents\"><\/span>Liability of other building agents<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p style=\"font-weight: 400;\">In addition to the developer, professionals involved in the construction process, such as the project architect, supervising architect, technical architect, contractor, etc., will also be liable if the defects can be attributed to negligence in their work.<\/p>\n<h2 style=\"font-weight: 400;\"><span class=\"ez-toc-section\" id=\"Prescription_periods_and_warranty_periods_in_construction\"><\/span>Prescription periods and warranty periods in construction<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p style=\"font-weight: 400;\">On this matter, it is essential to differentiate between the liability action against the developer, which is governed by the Civil Code and thus has a five-year limitation period, and the action that must be exercised if it derives from the Building Regulation Law. Let\u2019s take a closer look.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Differences_between_prescription_and_warranty_periods\"><\/span>Differences between prescription and warranty periods<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p style=\"font-weight: 400;\">According to the Building Regulation Law, two types of periods are established: the warranty period, which is the time frame during which the damages must occur, and the prescription period, which is the time allowed for exercising a claim once the damage has occurred within the warranty period.<\/p>\n<p style=\"font-weight: 400;\">For ten years, material damages to the building caused by defects in the foundation, supports, beams, slabs, load-bearing walls, or other structural elements that directly compromise the mechanical strength and stability of the building may be claimed.<\/p>\n<p style=\"font-weight: 400;\">For three years, material damages caused by defects in the building\u2019s construction or installations that result in non-compliance with the habitability requirements established in Article 3, section 1, letter c) may be claimed.<\/p>\n<p style=\"font-weight: 400;\">The contractor is also liable for material damages caused by defects in the construction or finishing of the works within a one-year period.<\/p>\n<p style=\"font-weight: 400;\">This means that only damages occurring within the specified periods are guaranteed for compensation, as damages occurring after these periods are not covered by the Building Regulation Law.<\/p>\n<p style=\"font-weight: 400;\">Once the damage has occurred, the affected party has a two-year prescription period to exercise the actions contemplated in Article 18 of the Building Regulation Law, counted from the occurrence of the damage. This is without prejudice to the actions that may survive for contractual non-compliance.<\/p>\n<p style=\"font-weight: 400;\">As mentioned above, this regulation leaves intact the claim action when it derives from contractual non-compliance, as we discussed regarding the developer, whose limitation period is established in the Civil Code at five years.<\/p>\n<h2 style=\"font-weight: 400;\"><span class=\"ez-toc-section\" id=\"Practical_advice_for_handling_construction_defects\"><\/span>Practical advice for handling construction defects<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p style=\"font-weight: 400;\">We don\u2019t want to end this article without mentioning some guidelines that this law firm in Alicante follows in the many cases of construction defects we handle.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Recommendations_for_construction_defects\"><\/span>Recommendations for construction defects<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p style=\"font-weight: 400;\">The first thing to always consider is the need to call in a technician, whether for a new build or a second-hand home, to determine whether the defects are hidden.<\/p>\n<p style=\"font-weight: 400;\">The visit by a technician to the property will confirm the existence of construction defects, their quantification, and the assignment of responsibility.<\/p>\n<p style=\"font-weight: 400;\">Another action we always recommend is to notify the building agents involved to interrupt the prescription period. This is crucial because, unlike hidden defects, where the prescription cannot be interrupted, any extrajudicial notification interrupts the prescription period, restarting it from the beginning and allowing more time for a claim.<\/p>\n<p style=\"font-weight: 400;\">Lastly, it is worth noting that the only party responsible for poor finishing or workmanship defects is the contractor, aside from the developer, as we have mentioned. The warranty period is one year from the completion of the property.<\/p>\n<h3><span class=\"ez-toc-section\" id=\"Necessary_documentation_for_claims\"><\/span>Necessary documentation for claims<span class=\"ez-toc-section-end\"><\/span><\/h3>\n<p style=\"font-weight: 400;\">In addition, it is essential to gather all the necessary documentation to be able to file a judicial claim with a high probability of success.<\/p>\n<p style=\"font-weight: 400;\">This documentation is something our law firm has thoroughly prepared and requires before proceeding with any legal action.<\/p>\n<h2 style=\"font-weight: 400;\"><span class=\"ez-toc-section\" id=\"Carlos_Bano_Law_Firm\"><\/span>Carlos Ba\u00f1o Law Firm<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Don&#8217;t hesitate to contact our <a href=\"https:\/\/www.cbleon-abogados.com\/en\/\">Carlos Ba\u00f1o Law Firm<\/a> to obtain the best legal advice. <img loading=\"lazy\" decoding=\"async\" class=\"aligncenter\" title=\"Lawyer Alicante\" src=\"https:\/\/www.cbleon-abogados.com\/wp-content\/uploads\/2019\/09\/abogado-carlos-leon-asesoramiento-portada.jpg\" alt=\"Lawyer Alicante\" width=\"1465\" height=\"871\" \/><br \/>\n<a title=\"Lawyer Google Maps\" href=\"https:\/\/maps.app.goo.gl\/YuezPNWXNtBcHy1V8?g_st=ic\" target=\"_blank\" rel=\"noopener\">Find us on Google Maps<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Construction defects in a new home After the delivery of a new home, the buyer may encounter issues due to the appearance of defects or flaws that were not previously visible. Prior to the signing of the deed, it is customary for the buyer to check the condition of the home and ensure that it has been completed according to&hellip;<\/p>\n","protected":false},"author":8,"featured_media":35130,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_joinchat":[],"footnotes":""},"categories":[170,175,95,101],"tags":[],"class_list":["post-35132","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-news-en","category-real-estate-article-en","category-real-estate-law","category-news"],"acf":[],"_links":{"self":[{"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/posts\/35132","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\/8"}],"replies":[{"embeddable":true,"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/comments?post=35132"}],"version-history":[{"count":2,"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/posts\/35132\/revisions"}],"predecessor-version":[{"id":35134,"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/posts\/35132\/revisions\/35134"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/media\/35130"}],"wp:attachment":[{"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/media?parent=35132"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/categories?post=35132"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/cbleon-abogados.com\/en\/wp-json\/wp\/v2\/tags?post=35132"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}