If you pay someone to check your Spanish property while you are abroad, you should know what you are actually getting.
“Everything looks fine” may be reassuring, but it does not tell you very much.
A useful property check should answer some basic questions. Was the property secure? Was there any visible sign of water, damp or damage? Was the electricity on? Did anything look different from the previous visit? Was there a problem outside? And if something was wrong, what happened next?
For owners who live outside Spain, the report is one of the most important parts of a keyholding and property-check service in Axarquía.
The purpose is not to produce pages of unnecessary paperwork. It is to give you a clear picture of what was checked, what was found and whether anything needs your attention.
What should happen during a property check?
The exact inspection depends on the property and the service you have agreed.
A coastal apartment does not need exactly the same checks as a rural finca with an access track, irrigation, a pool and several outside areas.
But the basic principle is the same: the visit should be consistent enough that changes can be noticed.
For our regular keyholding clients, property checks can include doors, windows and locks, visible leaks, damp or unusual smells, basic ventilation, taps and toilets where appropriate, electricity, post, terraces or outdoor areas and the general visible condition of the property.
For rural homes or larger properties, the agreed check may also cover gates, access, garden condition, irrigation, pool condition and obvious problems following bad weather.
The important distinction is that these are visual property checks. They are not technical building surveys, electrical inspections, plumbing inspections or structural assessments.
What should the owner receive afterwards?
If everything is normal, the report does not need to be complicated.
A short update confirming that the property was visited and that the agreed areas were checked may be enough, supported by photographs where appropriate.
If something has changed, the report becomes more important.
You should be able to understand:
- when the property was visited;
- what was checked;
- what appeared normal;
- what problem was found;
- where the problem is;
- whether any immediate action was taken;
- whether photographs are available; and
- whether you need to approve a repair, contractor visit or other next step.
The goal is simple: you should not have to exchange ten messages just to understand what has happened.
A sample property check report
The example below is hypothetical. It is not a report from a real client property, but it shows the type of information that can make an inspection update useful.
Example: rural property near Cómpeta
| Check | Result |
|---|---|
| Access track | Clear and passable |
| Entrance gate | Secure and operating normally |
| Doors and windows | Secure, no obvious damage |
| Electricity | On |
| Visible indoor leaks | None found |
| Damp or unusual odours | Nothing unusual noticed |
| Pool | Water level and general visible condition appeared normal |
| Garden and irrigation | Small leak found at an irrigation pipe connection |
| Action taken | Loose irrigation connection fixed on the spot and leak stopped |
| Owner update | Photos sent showing the issue and the repaired connection |
| Further action needed | None at this stage; monitor during the next visit |
That is much more useful than receiving a message saying, “Checked the house. All okay.”
It tells you what was looked at, what was found and what happened as a result.
Sometimes a small problem can be dealt with immediately
The irrigation example is a good illustration of the difference between finding a problem and automatically turning it into a larger job.
In the hypothetical visit above, the issue is minor: a loose irrigation pipe connection is visibly leaking.
If it is a simple job that can safely be handled during the visit and it falls within the agreed service, it may make sense to fix it immediately rather than leave water running until another contractor can attend.
The owner still receives an update explaining what was found and what was done.
That is consistent with our wider property maintenance service in Axarquía, where we handle small practical repairs where possible and arrange specialist help when the work is larger or requires a qualified professional.
The key phrase is where possible.
A loose irrigation connection and a suspected electrical fault are not the same thing. Nor is a minor tap leak the same as significant water damage inside a wall.
What happens when the problem cannot be fixed during the visit?
Finding a problem does not automatically mean starting work without the owner’s knowledge.
Suppose a property check finds water beneath a sink. The useful first steps may be to photograph the area, stop the water if that can be done safely, explain what has been found and contact the owner.
If a plumber is required, we can then help organise access to the property.
The same principle applies to a broken lock, failed pool equipment, an electrical problem or storm damage.
Our role during the property check is to establish what can reasonably be seen, prevent obvious further damage where a simple safe action is possible, keep you informed and help arrange the appropriate next step.
Specialist work remains specialist work.
When should we contact you before doing anything?
This is something worth agreeing when the keyholding service is set up.
Some owners want to approve every extra cost before anything is done.
Others prefer to give limited authority for very small practical issues so that a €5 fitting or another minor problem does not require several messages while they are at work or asleep in another time zone.
You might, for example, agree that we can deal with a very small issue immediately up to a certain amount, while anything beyond that requires your approval first.
There is no single arrangement that suits everybody.
What matters is that the boundary is clear before something goes wrong.
Why photographs matter
A photograph can often explain a property problem much faster than a long description.
If there is staining beneath a window, a damaged gate, a leaking irrigation connection or debris around a pool after a storm, you can see what we are talking about rather than trying to imagine it from another country.
Photos are also useful when a contractor needs to understand the problem before attending.
They are not a substitute for a specialist diagnosis, but they give you context.
For routine visits where everything is normal, the update can remain simple. When something needs attention, more detailed photographs and an explanation become much more useful.
What a property check does not prove
A normal keyholding visit is not a guarantee that nothing can go wrong between inspections.
It also does not certify the condition of the building, electrics, plumbing, roof, septic system, pool equipment or other technical installations.
A visible inspection can identify things that can reasonably be seen during the visit.
It cannot reveal every hidden leak, developing electrical fault or problem inside a roof, wall or underground pipe.
That distinction matters because “property inspection” can sometimes mean a formal technical survey. The property checks discussed here are routine visual checks for an empty or part-time home, not a survey carried out by an architect, surveyor or engineer.
Why consistency matters more than a very long checklist
A 50-point checklist is not automatically better than a shorter inspection carried out properly.
What matters is knowing what is normal for the property and checking the relevant areas consistently.
If the same entrance gate is checked regularly, a new problem is easier to notice.
If a normally dry terrace suddenly has standing water, that change matters.
If the electricity is normally on and suddenly is not, that deserves attention.
If the pool water level has visibly dropped since the last visit, it is worth reporting.
This is especially important with rural properties. Our guide to keyholding for a rural finca in Axarquía explains why access tracks, gates, irrigation, pools and private systems can make those homes different from a simple apartment.
What if everything is fine?
That is the result you want.
A useful property check does not need to manufacture problems to justify the visit.
If the property is secure, no visible leak or damage is found, the agreed checks are completed and nothing requires attention, the report can simply say so.
For an overseas owner, knowing that somebody has physically been inside the property and checked it is often the whole point.
The value is not in finding something wrong every month. It is in making sure that when something does change, somebody is more likely to notice it before your next trip to Spain.
How property checks fit with keyholding
Keyholding by itself means somebody securely holds a copy of your keys and can provide access when needed.
Regular property checks add an active service on top of that.
Instead of waiting for a neighbour, alarm company or contractor to tell you there may be a problem, someone visits the property on an agreed schedule.
That distinction is why our Axarquía keyholding options separate basic secure keyholding from packages that include monthly or fortnightly property checks.
If you are deciding whether you actually need regular inspections, our article on keyholding versus asking a neighbour to watch your Spanish property explains the difference between having someone nearby with a spare key and having an organised property-care arrangement.
What happens after we report a problem?
The next step depends on the problem.
A small practical issue may be dealt with during the visit where it is safe, straightforward and within the agreed service.
For something larger, we send you the relevant information and photographs and discuss the next step.
Where appropriate, we can provide access for an approved plumber, electrician, pool company, gardener, builder or other tradesperson.
If we need to remain at the property while work is carried out, that can be arranged separately.
The important part is that you remain informed and in control rather than trying to organise access from another country without knowing what is happening at the property.
Property checks in Axarquía while you are abroad
We provide keyholding and regular property checks for second homes, holiday homes, rural fincas, village houses and coastal apartments across Axarquía.
The inspection is agreed around the property rather than assuming every home needs exactly the same checklist.
A Nerja apartment, a village house in Cómpeta and a rural finca outside Canillas de Albaida each have different things worth paying attention to.
If something is found, you receive a clear update. If it is a small problem that can reasonably be dealt with during the visit, we can handle it where possible. If specialist work is required, we can help coordinate the appropriate next step.
You can see the current inspection options and keyholding packages on our Keyholding Axarquía page.
If you would like to know what we would check at your property, send me the town, property type and whether it is normally empty for weeks or months at a time. We can then agree a sensible inspection routine for the actual home rather than giving you a generic checklist.
Frequently asked questions
Do you send a report after every property check?
For our property-care packages, we provide an update after the inspection. The level of detail depends on what is found. A routine visit where everything is normal may need only a short confirmation and photo update. If there is a problem, the report should explain it more clearly and include useful photographs.
Can you fix small problems during a keyholding visit?
Small practical issues may sometimes be handled on the spot where the work is safe, straightforward and within the agreed service. Larger or specialist work is handled separately, with the owner kept informed.
Will you arrange a contractor if something is wrong?
Yes, contractor access and maintenance coordination can be arranged. You remain in control of who is authorised to enter the property and what work is approved.
Are property checks the same as a building inspection?
No. Keyholding property checks are routine visual inspections of the agreed areas of the home. They are not structural surveys or specialist inspections of electrical, plumbing, roofing or other technical systems.
How often should my Spanish property be checked?
The right frequency depends on the property, how long it is empty and the level of monitoring you want. Our current keyholding options include monthly property checks and closer fortnightly monitoring for properties that need more frequent attention.
