FAQ: Hiring a Builder in Spain

Q: What is a pre-purchase inspection in Spain?

A visual technical check of a property before you buy. I look at structure, roof, damp, cracks, electrics and pool, and report what I find with photos and a cost estimate.

Q: Is this a formal survey?

No. It is technical advice based on a visual inspection. It does not replace an architect's report, an engineer's assessment, legal advice or an official inspection. If you need a formal report, I can put you in touch with our architect.

Q: Can you build my villa or pool?

Not at the moment. My construction company is fully booked until May 2027 (as of September 2026). This service is technical advice only.

Q: Can you find a contractor for me?

Yes, as part of build monitoring. On your behalf I shortlist qualified local contractors by clear criteria, hold the first talks, collect and compare the quotes, and then monitor the work. I charge you a fee for my time and take no commission from contractors.

Q: Can you help with the purchase contract?

No. Legal matters such as the contract, land registry and taxes belong with your lawyer or gestor.

Q: Which areas do you cover?

La Marina, San Fulgencio, Ciudad Quesada, Rojales, Guardamar, Torrevieja and Orihuela Costa. Other areas on request.

Q: What does it cost?

It depends on the property and the scope. After your request I reply within 1 working day and send you a quote.

Question 1

How can I tell if a builder is trustworthy?

Accepted Answer

Look beyond Facebook reviews. Facebook doesn't verify that a reviewer was ever a customer, so ratings are easy to inflate: anyone can ask friends and family for five stars. Google Reviews and Trustpilot are harder to manipulate, because they track reviewer activity. A trustworthy, formally registered construction company in Spain should have: a real business address, not just a mobile number; a website that clearly names the owner and the registered company; and a visible history of real projects, with no stock or AI images. Be careful who you pay: unregistered 'cowboy' builders are a real risk for foreign buyers, and formal company registration is what makes a warranty legally enforceable. Aurea Luxe General Construction is registered as Schäppi Marina S.L., NIF: B42832220 (published in our footer), based in San Fulgencio. It's owned and managed by Reinhard Schäppi, who has personally led every project since 1997 (see https://www.aurea-luxe.pro/reinhard-schaeppi-swiss-project-manager-costa-blanca). Our reviews average 4.8/5 across Google and Trustpilot.

Question 2

What happens if I'm not satisfied with the work?

Accepted Answer

Under Spanish law, the 10-year structural guarantee (seguro decenal) legally applies to new-build structures under the LOE construction law — it doesn't automatically cover every renovation or extension. This legal protection only applies if you hire a registered, official company that issues a proper invoice including 21% IVA. Many unregistered operators ('cowboys') promise verbal guarantees without being legally registered, meaning zero legal recourse if things go wrong. As a fully registered company, we provide full legal certainty and proper invoicing with 21% IVA on every project. On pool construction specifically, we back the pool shell with a 10-year structural warranty. General construction and renovation work carries a 3-year warranty. If any aspect doesn't meet your expectations, we rectify it immediately at our own expense.

Question 3

Can I visit ongoing projects to see the quality myself?

Accepted Answer

Physical distance makes regular checks difficult for foreign owners. Be careful: many contractors, cowboys and official ones alike, use photos as a smoke screen — a photo alone tells you nothing about hidden materials or poor execution. A common trap in Spain is the 'multi-site shuffle': a contractor starts your project, collects the advance, then disappears for weeks to fund another job. We bridge the distance with real transparency: photo and video updates at least 2–3 times per week, with explanations of which materials are used and why. We never jump between sites to finance other projects — your build gets our dedicated focus.

Question 4

Do you work with subcontractors, or do you do everything yourselves?

Accepted Answer

Smaller independent builders often handle basic masonry themselves but rely on specialists for aluminum, ironwork or air conditioning. That's normal — but many small firms and cowboys secretly add a hidden commission on third-party trades, which inflates your costs. Our core team handles primary construction directly. For aluminum, ironwork or HVAC, we partner with trusted specialists — long-term, decades-old relationships, with no hidden commissions. You pay direct, fair, transparent prices.

Question 5

What's included in the price, and what isn't?

Accepted Answer

Construction quotes in Spain can quietly exclude 'ancillary' costs — container rental, debris removal, municipal waste taxes, scaffolding — leaving clients surprised later. Our fixed-price quotes are clear and comprehensive: material procurement and transport, professional waste management and debris disposal, and a thorough construction-grade final cleaning are all included. Any exclusions are outlined explicitly beforehand.

Question 6

What happens after I make an enquiry – how does the first contact work?

Accepted Answer

Communication with contractors in Spain can be slow, with vague estimates taking weeks or language barriers delaying alignment. We respond within 24 hours. After an initial consultation (phone, video, or on-site in La Marina), we carry out a technical assessment and deliver a detailed, personal offer in under 5 days, with clear timelines and costs.

Question 7

Can I still make changes during construction?

Accepted Answer

Legally, changes affecting structure or licenses require a formal project revision (proyecto modificado), and unapproved changes can delay council sign-off. Reinhard Schäppi works to accommodate your wishes wherever possible. If you're unsure about a design choice, we can build alternative options directly into the architect's plans, so you stay flexible to decide later.

Question 8

Who is my direct point of contact?

Accepted Answer

With larger firms or subcontractor networks, foreign clients often end up speaking to a different person each time, repeating context and losing track of decisions. Reinhard Schäppi is your direct point of contact from first enquiry to handover — not a call center, not a rotating project manager. You always know exactly who you're speaking to.

Question 9

What happens if the project runs behind schedule?

Accepted Answer

Delays happen on any build, especially with permits or unexpected ground conditions. The real risk is contractors who go silent instead of communicating. If a delay occurs, we inform you immediately with the reason and a revised timeline — as we did in June 2026, when rock excavation added two weeks to a pool build. You're never left guessing.

Question 10

Can we communicate and sign contracts in my own language?

Accepted Answer

Language barriers are a common source of misunderstanding on international builds, especially around contract terms. We work fluently in English, German and Spanish — contracts, quotes and day-to-day communication are all available in your language.

Villa Renovation Gallery – La Marina & San Fulgencio

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