Hiring a builder in Spain: practical advice for Valencia

Start with a clear brief and a proper conversation

Hiring a builder in Spain is easier when everyone understands the same brief. Describe the problem, the rooms involved and the finish you want. Include photographs and measurements if you have them, but expect a site visit before a firm quote for work involving hidden pipework, damaged surfaces or structural concerns.

Ask who will organise the trades and who will answer your questions. An English builder in Valencia should make communication easier, but language alone is not a quality check. Discuss how the job will be protected, how waste will be removed and what happens if unexpected defects appear. Ask for evidence of relevant insurance and written details of the workmanship guarantee, including any exclusions.

Compare itemised presupuestos, not just totals

A presupuesto is a quote. Ask for it in writing, in a language you understand, with the contractor’s identity and the property address. A vague total makes it difficult to compare offers or decide whether an extra charge is reasonable. Two quotes may cover very different preparation and finishing work.

Check whether IVA is included and which rate applies. The standard rate is 21%, while some home renovations can qualify for a reduced rate under specific conditions. Do not assume your project qualifies; ask the contractor to explain the basis and check with an adviser if necessary. Agree that changes need written approval before they are carried out.

• Separate labour, materials, preparation, waste removal and making good.
• Identify material specifications, quantities where relevant, and exclusions.
• Record the proposed sequence, payment stages and how unforeseen work will be quoted.

Check town hall and community requirements first

Permission depends on the work and the municipality, not simply on whether you call it a small repair. Minor works may require a declaración responsable or a licencia de obra menor, depending on the town hall and scope. More involved alterations may need a different procedure or technical input. Confirm the route before work begins, including who submits documents and pays any applicable fees.

For flats, check the comunidad de propietarios rules and speak to the administrator where appropriate. Work affecting common pipes, façades, shared structures or outdoor equipment may require community approval. Town hall paperwork does not replace that approval, and the reverse is also true. You may need your NIE, Spain’s foreigner identification number, for paperwork or identification. Ask what documents are required rather than treating the NIE as permission to carry out work.

Agree invoices and sensible payment stages

Request a proper factura, not just a message confirming receipt of money. It should identify the supplier, describe the work and show the applicable IVA treatment. Keep invoices together with the accepted quote, approved variations and transfer confirmations. This creates a useful record if questions arise later or you need to explain what was done.

Agree staged payments linked to clearly described progress. A deposit may cover ordered materials, but understand what it secures and avoid paying the whole project cost before work starts. Pay by bank transfer against invoices rather than cash, using an identifiable reference. Check payment details through a known contact if they change unexpectedly. Set out how final inspection, outstanding snags and the final payment will be handled before the job begins.

Make communication work when you are abroad

Choose one point of contact and agree how decisions will be recorded. WhatsApp is useful for photographs, but important changes should clearly state the extra work, cost and effect on the programme. Keep material choices in a shared written record, including colours, finishes and any substitutions. Do not rely on a conversation that different people may remember differently.

If you are away, agree key handling, access arrangements and who can authorise spending. Ask for photographs before hidden work is covered and a video walk-through at completion. Keep a written snagging list so everyone knows what remains. English Builders Valencia can hold keys, let trades in, buy or collect materials and send photo and video updates. Bradley is the main contact for English speakers, and the team can help with town hall paperwork where needed.