Can I move into my house in Spain immediately after signing the deed? The short answer is: with existing properties (resale), usually yes, with new-build properties, rarely. Although you are the legal owner from the moment the Escritura Pública (deed of sale) is signed at the solicitor's office, practical limitations such as utility connections and snagging dictate when you can actually move in. For new-build properties, we recommend allowing a buffer of 30 days after signing the deed.
1. Existing property (Resale): Immediate occupancy
When purchasing an existing property (resale), the regulations and practice are clear: The date of the deed is the date of commissioning.
Once the signatures have been placed with the Spanish notary, you will receive the keys and legal ownership. Although the formal registration in the Property register (Registro de la Propiedad) will take several more months, this will not prevent you from using it.
Read more about the practicalities of buying a property in Spain.
Why this is immediately possible: Utilities
In 95% of the Spanish purchase contracts upon resale, it is agreed that the seller will not immediately terminate the contracts for water and electricity.
- The transition period: The connections usually remain active until approximately 14 days after the deed.
- The administration: Within this period, the contracts will be transferred to your name via direct debit. This means you will not be left without electricity or water.
Expert Tip: “Before signing the deed, always check that the latest utility bills have been paid.”
2. New Builds and Off-Plan Purchases: The “30-Day Rule”
The situation is more complex for new-build projects in Spain. You become the owner as soon as the deed is signed, but the property is often not yet technically or administratively ready for occupancy. In our files, we strictly adhere to the 30-day rule before clients plan their first overnight stay.
There are two crucial reasons for this:
A. Connection of Utilities (The biggest delay)
Unlike resales, in new builds the water and electricity meters often still need to be physically installed and activated. This does not happen automatically after completion.
- Water: Count on approximately 14 days after deed for activation.
- Electricity: This process is more bureaucratic. Please take into account 14 to 30 days after deed.
- Exceptions: Sometimes the developer provides ‘construction site power’ or a temporary supply, but this is not guaranteed. Without electricity (and therefore often without air conditioning or hot water), the property is uninhabitable.
B. Remaining issues and the snagging list“
After the deed has been signed, the project developer in Spain still has time to finish off the so-called ‘remaining points’. These are minor defects or finishing errors that are noted on the snagging list (delivery list) have been placed.
- Term: There is no strict legal deadline, but case law refers to a “reasonable period”. In practice, most points are dealt with within one month resolved.
- Warranty: The existence of residual points does no affect your statutory building guarantee.
- Common parts: Please be aware that swimming pools or gardens in the complex may not yet be fully completed at the time of your deed.
Learn more about the completion of a new building in Spain here.
Overview: Resale vs. New Build
To quickly determine when you can book your flight, here is a comparison of average timelines:
| Situation | Legal Owner | Practically habitable | Status Utilities | Advice for the first night |
| Existing construction | Immediately upon execution | Immediately (Day 1) | Walking through (translation) | Day of the deed |
| New building | Immediately upon execution | After 2-4 weeks | New meters required | 30 days after the deed |
Our advice: Work with a Notarial Power of Attorney
To avoid frustration and unnecessary travel costs, we recommend that for new builds, you not to be present at the signing of the deed, unless you just want to inspect the property first without staying overnight.
- Proxy: We will sign the deed of sale for you via a notarial proxy (Power of attorney).
- Conclusion: In the weeks that follow, we will monitor the installation of the meters and the completion of the remaining items.
- Departure: You only book a ticket and hotel once we confirm that water and electricity are available. This way, your first stay will be a holiday, not a site visit.
Frequently asked questions (FAQ)
Can I move into my new-build property in Spain immediately after purchase?
No, not usually. Although you are the owner, it takes an average of 2 to 4 weeks after signing the deed to connect electricity and water.
How long does it take to connect electricity in Spain for new builds?
After signing the deed, you should allow for a period of 14 to 30 days before the energy company installs and activates the meter.
What is a snagging list in Spanish property?
This is a list of completion points or defects (such as paintwork, scratches or missing finishes) that the developer still needs to repair after the transfer. This usually takes place in the first month after the deed.
Is the date of the deed also the date of key transfer?
Yes, in Spain, the keys are handed over when the notarial deed (Escritura) is signed. From that moment on, you will have access to the property.
Do you have questions about buying a new building in Spain? Here you can find the buying process explained in five steps or feel free to get in touch.
