If you are thinking of buying a flat in an old building, one of the most important checks is to know the state of conservation of the property.
It is common to ask the real estate agency or the seller if the building has passed the ITE (Inspección Técnica del Edificio). However, an affirmative answer is not enough for peace of mind.
The inspection may have detected important, serious, or very serious deficiencies. It can also happen that the community of owners has commissioned the report but has not submitted it to the Administration, that the aptitude certificate has expired, or that there are pending works to be executed. Therefore, before taking a step in the operation, it is vital to perform the main checks before buying a home.
In this article, we explain in detail how to know if a building has passed the ITE in Catalonia, what information you should request, and what financial risks you should assess before signing anything.
What is the ITE of a building?
The Inspección Técnica del Edificio (ITE) is a visual inspection carried out by a competent technician (architect or surveyor) to determine the state of conservation of a multi-family building and guide its owners on the necessary actions for its maintenance.
The inspection analyzes the common elements of the property (facades, structures, roofs, general installations) and allows for the identification of apparent deficiencies of a constructive or functional nature.
The Agencia de la Vivienda de Cataluña itself warns that the ITE is purely visual and is not intended to detect hidden defects. Therefore, the fact that a building has a valid certificate does not fully guarantee the total absence of hidden pathologies.
The procedure generates two key documents:
- The Informe de Inspección Técnica del Edificio (IITE): the technical analysis document drafted by the professional.
- The Certificate of Aptitude: issued by the regional Administration after reviewing and validating the report presented by the community.
Which buildings are obliged to pass the ITE in Catalonia?
In general, buildings used for housing (multi-family buildings) must undergo the technical inspection before reaching 45 years of age.
The inspection may also be required in the following cases:
- When determined by local programs or ordinances of the municipality.
- When the building decides to apply for public rehabilitation grants.
The age of the property is determined from the year of construction reflected in the Sede Electrónica del Catastro. If it is not listed or there is an error, it can be proven through the certificate of completion of work or the first occupancy license.
How to tell if a building has passed the ITE
The safest way to check the real situation of the ITE is to request formal documentation directly from the seller, the community of owners, or the property manager.
Never rely on verbal confirmations. You should check the following three avenues to obtain the information:
1. Request documentation from the seller
In housing transfers in Catalonia, it is mandatory by law to deliver the certificate of aptitude (if the building is obliged to have it due to age). It is recommended to request and review this documentation before signing the deposit agreement to assess potential hidden assessments with enough time.
2. Ask the community administrator for information
The administrator keeps the minutes and construction contracts. Besides asking for the certificates, it is fundamental to review the community minutes to check if there are already approved assessments, if there is an estimated budget for future works, or if there are active precautionary measures.
3. Consult the Agencia de la Vivienda de Cataluña
Consulting the Administration does not work like an open public search engine. For data protection reasons, the interested person must be authorized or demonstrate a legitimate interest to access the official procedure of the Agencia de la Vivienda de Cataluña and download a duplicate of the aptitude certificate.
How to interpret the ITE result?
Knowing that the building has processed the ITE is only the first step. What is truly important is to know the final rating of the aptitude certificate issued by the Generalitat, which depends on the severity of the deficiencies:
Apt without deficiencies or with slight deficiencies
The aptitude certificate is valid for 10 years. Although slight deficiencies do not prevent certification, they require a conservation and maintenance plan that may generate small future expenses.
Provisionally Apt (Important deficiencies)
Issued when there are deficiencies classified as important. The validity of the certificate is reduced to 6 years, forcing the community to present technical verification reports every 2 years to ensure the pathologies do not worsen.
Precautionary Apt (Serious or very serious deficiencies)
Granted if there are serious or very serious deficiencies, but the property has already adopted the appropriate precautionary measures to guarantee the immediate safety of the public road and the occupants. It is valid for 3 years and requires annual follow-up reports.
Certificate denied
If the building accumulates serious or very serious deficiencies and the community has not taken the minimum precautionary safety measures required by law, the Administration will deny the aptitude certificate. Buying a flat in this situation entails enormous financial and legal risk.
What happens if the ITE detects deficiencies?
When the inspection results in deficiencies requiring repair, the community is obliged by law to approve a Rehabilitation Program and establish a specific reserve fund for the works.
The program must be approved within a maximum period of 1 year (for slight or important deficiencies) or 6 months (for serious or very serious) from the signing of the inspection report.
Can a flat be bought if the ITE is unfavorable?
Yes, legally it is perfectly feasible. However, the buyer's decision will depend on the economic scope of the repairs and how it affects their participation quota in the community.
In these cases, the purchase-sale contract and the deposit agreement (arras) must specify with absolute clarity who must bear the assessments derived from an unfavorable technical report prior to signing the contract.
Does the building have deficiencies or a pending ITE? We review the technical report, the community minutes, and the economic impact of possible assessments before you sign the deposit agreement. Analyze the documentation
Red flags before buying
Be suspicious of the transaction if you detect any of these factors in the property's documentation:
- The seller claims the inspection has passed but only provides the certificate without the technical report.
- The aptitude certificate is expired or denied.
- There are active precautionary measures without permanent repairs being scheduled.
- The minutes mention imminent structural works but without a closed budget yet.
- The building is more than 45 years old and there is no trace of the report having been requested.
To avoid surprises of this caliber, delegating the review of the building's documentary status through a technical real estate due diligence service will protect you against any last-minute claims or expenses.
Frequently asked questions about the ITE
Does the ITE guarantee that the building is in perfect condition?
No. It is a visual check and does not detect hidden defects or problems that require core sampling in the building's structure.
Do all residential buildings have to pass the ITE?
In Catalonia, multi-family residential buildings are obliged to undergo the inspection before reaching 45 years of age.
Is seeing the aptitude certificate enough?
No. The buyer should always request the complete inspection report (IITE) to check the list of detailed deficiencies and corrective measures.
Can a buyer directly consult the ITE?
Regulations require proving a legitimate interest as an owner or administrator. As a potential buyer, you must demand that the seller or agency provides you with a copy or legal authorization.
Before signing the deposit
If you are considering buying in Barcelona, read the full guide: Buying a flat in Barcelona without surprises.
Conclusion
To know if a building has passed the ITE with guarantees, an informal response from the real estate agency is not enough. It is a deep analysis that requires verifying the administrative status, the severity of the deficiencies, the validity of the aptitude certificate, and current community agreements.
At INMODOCS we analyze the ITE, the certificate, the community minutes, and all the legal documentation of the property so that you buy with total security and without financial surprises.
Start today to check the building documentation of your future home.