Renovation & construction
ITE: what to check when buying a flat in a building over 45 years old
In Barcelona, buildings more than 45 years old must undergo a technical inspection every 10 years. An overdue ITE is a common finding in historic neighbourhoods and a reason to examine the building more closely.
In Barcelona, the Inspección Técnica de Edificios (ITE), officially the Informe d'Inspecció Tècnica de l'Edifici (IITE) in Catalonia, a periodic technical inspection of the building, becomes compulsory once a building turns 45 and is then repeated at least every 10 years: how long you have until the next one depends on the result of the last. Much of the historic building stock in the city centre that DNPI Capital focuses on is far older than that, so we check for a current ITE in almost every deal.
Cost and process
An inspection costs from around €170 to €1,750, depending on the size and complexity of the building; there is no fixed rate, and the exact figure has to be requested for each property. These prices exclude IVA (VAT). The inspection is carried out by an accredited technical professional (an architect or an aparejador, a building surveyor), who draws up a final report listing any defects found and the deadlines for putting them right.
What happens if the inspection is overdue
Not having a valid ITE when one is required is a greu (serious) infringement under Catalonia's housing law (Llei 18/2007, art. 124), punishable by a fine of between €9,001 and €90,000. For due diligence, something else matters more: an overdue inspection may be a sign that the owners, or the owners' association (comunidad de propietarios) as a whole, are not looking after the building's technical condition. Legally, it does not block the purchase on its own, but it is a reason to carry out a more thorough technical survey before buying.
What if the inspection finds defects
An ITE report that identifies defects obliges the owners' association to fix them within a set deadline, and it also brings the next inspection forward from the usual 10 years — the more serious the defects, the sooner it falls due. For the owners, that can mean compulsory special levies (derramas) down the line, and everyone pays them, including the new buyer of a flat. That is why we always check the building's ITE history and the association's decisions: it is an item on our general due diligence checklist.
Questions and answers
Does the ITE cover only the façade or the whole building?
The whole building. The inspection covers the main building elements: the façade, the structure and the shared building services. That is why the report can also reveal hidden structural problems that are not visible from outside.
Who pays for the ITE: the owner of a particular flat or the whole association?
As a rule, it is an expense of the comunidad de propietarios, shared among all the owners according to their ownership shares. If you buy a single flat, part of these costs may fall on you too once the purchase is complete.