The Ultimate Property Viewing Checklist for Galicia: What to Inspect Before Buying

Why you need a property viewing checklist for Galicia

Viewing a property before buying seems obvious, but many buyers — especially foreigners unfamiliar with Galician construction — get carried away by emotion and forget to check crucial details. In Galicia, the humid Atlantic climate, traditional stone buildings, and rural characteristics mean certain problems are far more common than in other Spanish regions.

This checklist is designed specifically for Galicia, with dedicated sections for local issues: stone walls, septic tanks, old wells, chronic dampness, and more. Print it and take it to every viewing.

1. Structure and foundations

Structural problems are the most expensive to fix and most affect property value. Pay special attention to:

• Cracks in exterior walls: Vertical cracks running top to bottom may indicate differential settlement. Diagonal cracks from door and window corners signal structural movement. In Galicia, old stone houses often have superficial cracks in the render that aren't serious, but you need to distinguish them from structural ones.
• Cracks in interior walls: Especially around door and window frames. If the frame is displaced or the door doesn't close properly, there may be movement.
• Uneven floors: Place a marble on the floor and see if it rolls in one direction. A pronounced slope may indicate settlement.
• Stone walls: In old Galician houses, masonry walls may have bulges. A visible bulge requires evaluation by a structural engineer.
• Wooden beams: In old houses, check for signs of rot, woodworm, or excessive deformation.

2. Dampness and mold

Dampness is enemy number one for properties in Galicia. With average rainfall of 1,200-1,800mm annually on the Costa da Morte, moisture affects 80% of older properties. You should check:

• Stains on walls and ceilings: Yellowish or brown stains indicate leaks. Pay attention to corners, ceiling junctions, and around windows.
• Efflorescence: White salt deposits at the base of walls indicate rising damp through capillary action, very common in stone walls without ventilated cavities.
• Musty smell: If you smell damp when entering, there's a problem. Galician houses closed for months develop damp smells that don't always disappear with ventilation.
• Mold in corners and behind furniture: Lift rug corners and look behind furniture. Black mold indicates chronic condensation.
• Render falling off: If the render is peeling in chunks, there's moisture behind it.
• Basements and ground floors: If the property has a basement or ground floor at ground level, check walls and floors with extra attention.

Key tip: Visit the property after a day of heavy rain. Dampness reveals itself best when the wall is saturated. In Galicia, you won't have to wait long for a rainy day.

3. Roof condition

The roof is one of the most expensive renovation items. Check:

• Tile condition: Broken, displaced, or missing tiles. In Galicia, many houses use curved (Arabic) tiles that break easily.
• Ridges and valleys: Where different roof planes meet are the most vulnerable to leaks.
• Gutters and downpipes: Blocked or broken gutters cause water to spill onto the facade. Autumn leaves in Galicia frequently block gutters.
• Attics and lofts: If you can access the loft, look for water stains on the roof timbers and walls.
• Roof age: A roof over 30-40 years old likely needs replacement. Estimated cost: 80-150€/m².

4. Windows and insulation

Insulation is essential in Galicia due to the humid, windy climate:

• Frame and seal: Windows should close hermetically. Put a sheet of paper in the seal and close: if it pulls out easily, the seal is inadequate.
• Double glazing: Double-glazed windows (climalit) are essential. Single-glazed wooden windows are a major source of heat loss and condensation.
• Condensation between panes: If you see water between the two glass panes, the seal is broken and the window has lost its insulating capacity.
• Thermal bridging: Touch aluminum frames without thermal break in winter: if they're freezing, the house will be hard to heat.

5. Orientation and natural light

• South/Southeast: Ideal in Galicia. Maximum sunlight and passive heat in winter.
• West: Good sunsets, but can be humid from Atlantic winds.
• North: Less light, more humidity, harder to heat. A 5-10% price discount is justified.

6. Noise levels

• Traffic: Are there busy roads nearby? The AC-552 and C-550 carry truck traffic.
• Neighbors: In apartment buildings, check acoustic insulation. Old Galician buildings have poor insulation between units.
• Commercial activity: Bars and restaurants on the ground floor generate noise and odors.
• Church bells: In Galician villages, the church is usually in the center and bells can ring at inconvenient hours.

7. Energy Performance Certificate (EPC)

In Galicia, most old stone houses have E-G ratings, meaning high heating costs and potential need for energy renovation.

8. Community fees and debts

• Monthly fee: Ask about the community fee and what it includes. In Galicia, fees range from 40-120€/month.
• Reserve fund: Is there a fund for major repairs? Extra assessments of 2,000-10,000€ per owner are possible.
• Seller's debts: Request a certificate of being current with the community. Community debts follow the property, not the owner.
• Meeting minutes: Ask to see the last year's minutes. They'll reveal hidden problems.

9. Utility connections

• Electricity: Is there an active contract? Is the installed capacity sufficient?
• Water: Municipal supply or well/borehole? Many rural Costa da Morte properties use well water.
• Sewage: Connected to mains or septic tank? Septic tanks need maintenance every 2-4 years (150-300€).
• Gas: Natural gas is rare in rural Galicia. Most use butane gas or diesel/biomass heating.
• Internet: Check fiber or ADSL coverage. May be limited in rural areas.

10. Legal checks

• Nota simple from the Land Registry: Shows ownership, charges, easements. Cost: ~9€ at registradores.org.
• Habitability certificate or first occupation license: Without it, you can't set up utilities.
• Building licenses (if renovated): Verify renovations were properly licensed.
• IBI receipt: Property tax. Check it's paid and note the cadastral reference.
• Energy certificate: Mandatory since 2013.
• Community debt certificate: To ensure no pending debts.

11. Galicia-specific issues

Stone walls

Traditional Galician houses have granite masonry walls 40-80cm thick. They're strong but porous: without an air cavity or interior insulation, moisture penetrates. The usual fix is interior insulation (plasterboard with rock wool), reducing usable space by 5-8cm per wall.

Septic tanks

Many rural Galician properties use septic tanks. These need periodic emptying (every 2-4 years) at 150-300€. Old cesspits may need complete renovation (3,000-6,000€).

Wells and water mines

Old wells are common in Galician properties. A well can be an advantage (free irrigation water) but a risk if not properly sealed, especially with children. Wells must be registered with the Hydrographic Confederation.

Hórreos and annexes

Many Galician properties include hórreos (traditional granaries on pillars). These are heritage-protected and cannot be demolished without permission. Other common annexes include cortes (stables), palleiras (hay barns), and lavadoiros (washhouses).

Viewing form template

Conclusion

A thorough viewing with this checklist can reveal problems worth thousands in repairs. Don't rush: spend at least 45-60 minutes per viewing, take photos and videos, and check every point. In Galicia, dampness, stone walls, and rural particularities need special attention. If something concerns you, hire a technical architect or surveyor for a professional inspection before committing. The cost of an inspection (200-500€) is minimal compared to unforeseen repair costs.