The 10 documents you need to know before buying your home in Spain

Buying a house in a new country can raise many questions about which documents are truly necessary to avoid legal problems.

At Fotocasa, we explain in simple terms which documents you must request to buy a home in Spain, who issues them, and at what stage of the process you will need them. In this guide, we will review everything from the Nota Simple to the bank appraisal so that your investment in Spain is completely secure.

Do you know exactly which document confirms who the real owner of the house is before you hand over any deposit?

What property documents should I know about before buying?

To guarantee a secure purchase, you must review documents that certify three key areas: ownership and encumbrances (Nota Simple), the technical and energy status (CEE, Certificate of Occupancy, and ITE), and the financial solvency of the property (IBI, utilities, and community fees). These papers confirm the legal, physical, and financial situation of the property you are about to acquire and are mandatory for formalizing the deed before a notary. We explain them all below.

How to buy a house in Spain as a non-resident foreigner

1. What is the Nota Simple Informativa? The property’s “ID card”

The Nota Simple is the most important document at the start of the home-buying process. It serves to verify the actual status of the property in the Land Registry. It must be requested from the Land Registry through their website or in person, although it is customary to request it from the seller or the real estate agency before signing any reservation contract.

It is essential to request it before signing any reservation contract. Its cost is low, usually less than 10 euros if requested directly from the Registry.

What information can we find in a property’s Nota Simple?

• Property address and other identification data, such as the CRU (Unique Registry Code).

• Exact surface area of the home in square meters.

• Identity of the owners and the rights they hold, such as a usufruct.

• Charges affecting the property, such as outstanding mortgages, liens, or easements.

2. Is the Energy Efficiency Certificate (CEE) mandatory?

Yes, it is a document required by law to sell a home in Spain. The Energy Efficiency Certificate provides information on the property’s energy consumption and CO2 emissions on a scale from A to G. The seller is responsible for obtaining it, and must hire a competent technician to provide it before the sale.

3. How to request utility receipts and Community debts?

These documents should be requested directly from the seller before going to the notary. Electricity, water, and gas receipts should be requested to ensure the owner is up to date with payments and that there are no service cut-offs or outstanding bills.

The  certificate of zero debt with the community of owners is a document issued by the property manager, which certifies that there are no outstanding community fees. Additionally, before buying a home, it is highly recommended to inquire about the monthly community fee and check that there are no planned assessments.

4. What are the community bylaws and meeting minutes?

These documents are not mandatory but are very useful, especially if you live in communities of owners with many common areas (pools, gyms, etc.), as they will allow you to know the building’s internal rules. It is highly recommended to request the minutes from the last two years. This way, you will know if there are usage restrictions (such as tourist rentals) or if major renovations have been approved, such as work on the elevator or the façade, which would entail an extra expense after the purchase.

5. What is the Technical Building Inspection (ITE)?

The ITE is a periodic control system mandatory for buildings of a certain age (usually over 45 or 50 years) that guarantees the safety and good state of conservation of the property.  This document is drafted by a specialized technician (architect or surveyor) and must be requested directly from the seller or the property manager.

Checking that the inspection is “favorable” ensures that the building does not have serious deficiencies that put your investment at risk in the short term. If the building has an unfavorable ITE, it is very likely that there are significant financial assessments already approved or pending to rehabilitate the structure, the façade, or the block’s facilities.

6. What is the IBI and what documents should I request to buy a house?

The Property Tax (IBI) is an annual tax paid by the owner to the Town Hall. It is essential to request the last paid receipt to confirm that there are no tax debts. It must be requested directly from the seller

7. What is the Certificate of Occupancy or the Second Occupation License?

This technical document certifies that the home meets the minimum requirements to be inhabited (health, hygiene, and solidity). It is necessary to register utilities or apply for a mortgage. It is requested from the corresponding Town Hall or autonomous community, and it is usually the seller who must have it in force at the time of the sale.

8. Is it mandatory to request a property appraisal?

If you are going to apply for a mortgage, this document is essential. It is an official valuation of the property carried out by an appraisal entity. The buyer must request it (or the bank on their behalf). It serves for the financial institution to determine how much money it can lend you based on the real market value.

Mortgage requirements to buy a home in Spain if I live abroad

9. What is the Earnest Money Contract or deposit?

The earnest money contract (contrato de arras) is the private document where the home is reserved. It sets the price, the deadline for signing, and the penalties. It is usually drafted by the real estate agency or a lawyer and is signed once it has been verified that all previous documentation is correct.

10. What is the Public Deed and the Title Deed?

It is the official document signed by both parties before a notary that certifies the change of ownership. The seller’s copy of the original deed is the “Title Deed,” which proves they are the rightful owner to sell you the house. It is signed at the notary’s office on the day of the final payment and the handover of the keys.

In what order and from whom should I request the documents to buy a home?

For a foreigner, the first step is obtaining a NIE and opening a Spanish bank account. Once this formality is completed, the logical order begins with the Nota Simple to verify ownership and ends with the payment certificates just before the signing.

Source: Fotocasa’s own preparation in May 2026

What steps should be taken after gathering all the documents to buy a house in Spain?

Once you have all the property documentation in order and verified, the next step is the preparation for the signing before a notary. You must send all this documentation to the chosen notary’s office so that the official can draft the new public purchase-sale deed.

After the signing and payment, the final step is the Land Registry. Although the notary usually sends an electronic notice, it is essential to register the new deed so that it officially shows you are the new owner and the property is protected against third parties. Finally, you must change the ownership of the IBI receipts and the electricity and water contracts using the documents you gathered during the process.

If you cannot travel to Spain to buy your home, you can grant a power of attorney to someone you trust.

Can I buy a house in Spain without being there? Everything about power of attorney

For a foreigner buying in Spain, the key is anticipation. Don’t wait until the signing day to ask for the IBI receipts or the community certificate. Having these papers from the beginning not only gives you security but also allows you to negotiate with greater confidence by knowing the real status of the property.

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