Strategic Legal Representation for Property Owners, Developers and Investors
Are you facing a construction dispute in Spain? Do you have problems with a builder, developer or architect? Are you involved in a property conflict that requires legal action?
At Tomas Ballestero Lawyers, we provide specialist legal representation in construction and real estate litigation throughout Spain. With over 30 years of experience, we act for property owners, developers, architects, contractors, investors and businesses involved in complex construction and property disputes.
Whether your matter involves construction defects, contractual issues, delays, payment disputes or property conflicts, our legal team offers clear, strategic and results-focused advice, protecting your rights at every stage.
Contact us: +34 965 792 946 | +34 607 320 768 (WhatsApp)
What Our Clients Say
72+ Five-Star Reviews on Google
“I highly recommend Tomas for anyone needing legal support in Spain. They guided me expertly through both a property purchase and a divorce, showing deep knowledge of Spanish law, attention to detail, and clear communication throughout. Reliable, efficient, and trustworthy — an excellent choice for expats or locals alike.” — Lisa D., United Kingdom
“Professional and knowledgeable expert. Highly recommended.” — C. Arkesteijn, Netherlands
“A seasoned lawyer with in-depth legal expertise.” — F. Mooij, Netherlands
Understanding Construction Law in Spain
Spanish construction law provides strong protections for property owners, but navigating the system requires specialist knowledge. Understanding your rights is essential.
Construction Liability Periods in Spain (LOE – Ley de Ordenación de la Edificación):
| Defect Type | Liability Period | Who Is Liable |
|---|---|---|
| Structural defects | 10 years | Builder, developer, architect, structural engineer |
| Habitability defects (waterproofing, insulation, etc.) | 3 years | Builder, developer, relevant professionals |
| Finishing defects | 1 year | Builder |
Key Facts About Construction Claims in Spain:
| Aspect | Details |
|---|---|
| Time limit to claim | Depends on defect type (1-10 years from completion) |
| Mandatory insurance | Developers must have 10-year structural damage insurance (seguro decenal) |
| Expert reports | Independent technical reports (informes periciales) are essential |
| Court duration | 12-24 months typical for first instance construction claims |
Common Construction Problems on the Costa Blanca:
| Issue | Frequency | Typical Cause |
|---|---|---|
| Water ingress / damp | Very common | Poor waterproofing, Mediterranean climate |
| Structural cracks | Common | Foundation issues, poor materials |
| Pool defects | Common | Construction shortcuts, leaks |
| Illegal extensions | Common | Unlicensed works by previous owners |
| Planning violations | Moderate | Construction without proper licences |
Typical Cases We Handle
Example 1: British Couple — New Build Villa with Serious Defects
A British couple purchased a new-build villa in Jávea for €650,000. Within the first year, they discovered water ingress through the roof, cracking walls, and a leaking pool. The builder refused to return to fix the problems.
Challenge: The builder claimed the defects were minor and blamed “normal settlement.” The couple faced deteriorating conditions and had already paid in full.
Our Approach: We engaged independent building surveyors and structural engineers to document all defects. We invoked the builder’s legal liability under the LOE (Building Regulations Act) and pursued claims against both the builder and the developer’s mandatory insurance (seguro decenal). After court proceedings, we obtained a judgment for €145,000 covering all repairs plus damages for distress and inconvenience.
Example 2: Dutch Investor — Off-Plan Purchase Failure
A Dutch investor paid €180,000 as a deposit for an off-plan apartment in Dénia. The development was never completed, and the developer entered insolvency proceedings.
Challenge: The developer had no assets, and the investor feared losing his entire deposit. Bank guarantees had not been properly issued as required by law.
Our Approach: We investigated the financing arrangements and discovered the bank had failed to issue the mandatory bank guarantee (aval bancario) required for off-plan purchases. We pursued the bank directly under Spanish consumer protection law. Full recovery achieved: €180,000 plus interest — 100% of the deposit.
Example 3: German Family — Architect Negligence
A German family commissioned a renowned architect to design their dream home in Moraira. After construction, they discovered the architect had miscalculated the plot boundaries, resulting in part of the house being built on municipal land.
Challenge: The family faced potential demolition orders and could not obtain the final occupancy licence (licencia de primera ocupación). The architect denied responsibility.
Our Approach: We pursued a professional negligence claim against the architect, documenting the errors and their consequences. We also negotiated with the local authority to regularise the situation where possible. Settlement achieved: €95,000 compensation from the architect’s professional indemnity insurance, plus successful negotiation with the town hall to avoid demolition.
Example 4: Irish Developer — Contractor Payment Dispute
An Irish developer building apartments in Calpe faced a dispute with the main contractor, who abandoned the project 70% complete and demanded €400,000 in additional payments not covered by the original contract.
Challenge: The contractor filed a construction lien (embargo) against the property, blocking sales. The project was at a standstill.
Our Approach: We challenged the validity of the lien and filed counterclaims for breach of contract, defective work, and project delays. Through aggressive negotiation backed by court proceedings, we achieved removal of the lien, recovered €120,000 in damages for our client, and the contractor withdrew all claims.
Example 5: Belgian Owners — Community of Owners Dispute
A Belgian couple owning an apartment in a Benidorm complex faced a dispute with the Community of Owners (Comunidad de Propietarios) over a €35,000 special assessment for building repairs. They believed the assessment was unfair and improperly approved.
Challenge: The Community threatened legal action for non-payment, and the couple felt powerless against the Spanish legal process.
Our Approach: We reviewed the Community meeting minutes and discovered procedural irregularities in how the assessment was approved. We challenged the decision in court and achieved a ruling that the assessment was invalid. Our clients saved €35,000 and costs were awarded against the Community.
Example 6: French Buyer — Hidden Planning Violations
A French buyer purchased a villa in Altea, only to discover after completion that the previous owner had built an illegal extension and pool without planning permission. The town hall issued an enforcement notice requiring demolition.
Challenge: The buyer faced demolishing structures he had paid for, or ongoing legal problems that affected the property’s value and saleability.
Our Approach: We investigated the planning history and pursued claims against the seller for misrepresentation and hidden defects. We also applied for retrospective planning permission (legalización) where possible. Settlement with seller: €85,000 compensation. Partial legalisation achieved for the extension; pool retained under specific conditions.
Example 7: Swiss Landlord — Tenant Damage and Eviction
A Swiss property owner rented his Jávea apartment to tenants who caused €40,000 of damage, including destroyed fixtures, damaged walls, and a flooded bathroom that affected the apartment below.
Challenge: The tenants refused to leave and denied responsibility. The owner also faced claims from the downstairs neighbour for water damage.
Our Approach: We initiated eviction proceedings and parallel claims for property damage. We documented all damage with independent assessments and photographs. Eviction achieved in 4 months. Judgment obtained for €40,000 against the tenants. We also defended our client against the neighbour’s claim, demonstrating the tenants’ responsibility.
Example 8: American Expat — Boundary and Access Dispute
An American expat purchased a rural property near Gandía. After completion, the neighbour blocked access to the property, claiming the access road crossed his land and was not a legal right of way.
Challenge: The buyer could not access his own property and faced a legal battle with an aggressive neighbour.
Our Approach: We researched the property’s legal history and the Land Registry (Registro de la Propiedad). We established that a legal easement (servidumbre de paso) existed and had been improperly omitted from recent documents. Court proceedings confirmed our client’s right of access. The neighbour was ordered to remove all obstructions and pay costs.
Our Construction and Real Estate Litigation Services
Construction Defect Claims
We pursue claims for structural defects, water ingress, poor workmanship, and materials failures under Spanish building law (LOE).
- Structural damage claims (10-year liability)
- Waterproofing and habitability defects (3-year liability)
- Finishing and cosmetic defects (1-year liability)
- Claims against builders, developers, architects and engineers
Off-Plan Purchase Disputes
We protect buyers when developers fail to deliver, delay completion, or deliver properties that do not match specifications.
- Bank guarantee (aval bancario) recovery
- Deposit recovery from failed developments
- Specification and quality disputes
- Delay compensation claims
Architect and Professional Negligence
We hold design professionals accountable for errors that cause loss.
- Architect liability claims
- Structural engineer negligence
- Surveyor and valuation errors
- Project management failures
Construction Contract Disputes
We handle disputes between developers, contractors, and subcontractors.
- Payment disputes and retention claims
- Variation and extras disputes
- Delay and disruption claims
- Contract termination disputes
Planning and Licensing Issues
We advise on planning violations, enforcement notices, and regularisation applications.
- Defence against demolition orders
- Retrospective planning applications (legalización)
- Planning appeals
- Licence disputes
Community of Owners Disputes
We represent owners in disputes with their Comunidad de Propietarios.
- Challenging improper assessments
- Disputing Community decisions
- Defending against Community claims
- Service charge disputes
Landlord and Tenant Disputes
We represent landlords and tenants in property rental disputes.
- Eviction proceedings (desahucio)
- Rent arrears recovery
- Property damage claims
- Lease termination disputes
Boundary and Access Disputes
We resolve conflicts over property boundaries, easements and rights of way.
- Boundary determination
- Easement claims and defence
- Party wall disputes
- Access rights enforcement
Property Transaction Disputes
We handle disputes arising from property purchases and sales.
- Misrepresentation and fraud claims
- Hidden defect claims (vicios ocultos)
- Failed transaction recovery
- Deposit disputes
Why Choose Tomas Ballestero Lawyers?
| What We Offer | What This Means for You |
|---|---|
| 30+ years experience | Deep knowledge of Spanish construction and property law |
| Technical expertise | We work with independent surveyors and engineers |
| English-speaking lawyers | Clear communication throughout your case |
| Track record of results | Significant recoveries for construction defect clients |
| Developer insurance claims | Experience pursuing seguro decenal claims |
| Full litigation capability | We take cases to court when necessary |
| International client focus | Specialists in expat and foreign investor disputes |
| 72+ five-star reviews | Trusted by property owners across Costa Blanca |
The Construction Claim Process in Spain
Step 1: Initial Assessment
We review your situation, inspect documentation, and advise on the strength of your claim and the best strategy.
Step 2: Expert Reports
We engage independent building surveyors (arquitectos técnicos) or structural engineers (ingenieros) to document defects and their causes. These reports are essential evidence.
Step 3: Identifying Liable Parties
We determine who is legally responsible — builder, developer, architect, engineer, or insurer — and the applicable liability periods.
Step 4: Pre-Action Negotiation
We send formal claims (burofax) and attempt to resolve the matter without court proceedings where possible.
Step 5: Insurance Claims
Where applicable, we pursue claims against the developer’s mandatory 10-year structural insurance (seguro decenal) or other professional indemnity policies.
Step 6: Court Proceedings
If negotiation fails, we file court claims and represent you through the litigation process.
Step 7: Enforcement
Once judgment is obtained, we enforce it against the responsible parties to recover your compensation.
Spanish Construction Law — Key Facts
What is the LOE (Ley de Ordenación de la Edificación)?
The LOE is Spain’s Building Regulations Act, which establishes liability periods and responsibilities for construction professionals. It provides strong protections for property owners.
What is the seguro decenal?
The seguro decenal is mandatory 10-year structural damage insurance that developers must obtain for new residential buildings. It covers owners against major structural defects regardless of the builder’s solvency.
How long do I have to claim for construction defects?
It depends on the defect type: 10 years for structural defects, 3 years for habitability defects (waterproofing, insulation), and 1 year for finishing defects. Time runs from the completion certificate (certificado final de obra).
What if my builder has gone out of business?
You may still have claims against the developer’s insurance (seguro decenal), the architect’s professional indemnity insurance, or other parties involved in the construction.
Do I need an expert report?
Yes. Spanish courts require technical expert evidence (informe pericial) in construction cases. We arrange independent experts to inspect and report on defects.
Can I claim for an older property with defects?
If you are within the liability periods, yes. For structural defects, you have 10 years from completion. We also pursue claims against sellers for hidden defects (vicios ocultos) outside these periods.
What about illegal constructions?
We advise on regularisation (legalización) where possible, and pursue claims against sellers who failed to disclose planning violations.
Can I claim if I bought from a previous owner, not the developer?
Yes. Construction liability under the LOE transfers with the property. You can claim against the original builder, developer, or their insurers for defects within the liability periods.
Areas We Cover
We provide construction and real estate litigation services throughout Costa Blanca and Valencia:
Costa Blanca North:
- Jávea / Xàbia
- Dénia
- Moraira
- Calpe
- Benissa
- Altea
- Benidorm
Costa Blanca South:
- Alicante
- Torrevieja
- Orihuela Costa
- Santa Pola
Valencia Region:
- Valencia city
- Gandía
- Oliva
Frequently Asked Questions
I’ve discovered defects in my new property — what should I do?
Document everything with photographs and videos. Do not attempt repairs without professional advice, as this may affect your claim. Contact us promptly — time limits apply.
How much does a construction claim cost?
Costs depend on complexity. Expert reports typically cost €1,500-4,000. Legal fees vary based on the claim value and whether court proceedings are required. We provide clear estimates before you commit.
How long does a construction case take?
Pre-action negotiation may resolve matters in 3-6 months. Court proceedings typically take 12-24 months for first instance decisions, plus time for any appeals.
Can I withhold payment from my builder for defective work?
Potentially, but this must be done carefully to avoid counterclaims. We advise on the safest approach to protect your position.
What if the builder blames the architect, and vice versa?
This is common. Spanish law allows claims against multiple parties simultaneously. We identify all responsible parties and pursue them together or strategically.
Can I claim for stress and inconvenience?
Yes. Spanish courts award damages for distress (daño moral) in construction cases, in addition to repair costs.
I bought an older property with problems — can I claim against the seller?
Potentially, under hidden defect (vicios ocultos) rules. Time limits are short (6 months from discovery), so act quickly.
What evidence do I need?
Essential evidence includes: the purchase contract, completion certificate, photographs/videos of defects, any correspondence with the builder, and expert reports documenting the problems.
Contact Us
Are you facing a construction dispute or property conflict in Spain? Do you need expert legal representation?
Contact our experienced team today for an initial assessment.
Telephone
+34 965 792 946
+34 607 320 768
info@lawyerssolicitorsjavea.com
Our Offices
Jávea (Head Office) Avenida del Pla, 126, 2nd Floor Offices 28 A and 28 B 03730 Xàbia/Jávea, Alicante
Valencia Calle Burriana, 34, 1st Floor Valencia
Opening Hours
Office: Monday – Friday: 9:00 – 20:00 Telephone Service: 24 hours a day, 7 days a week
Tomas Ballestero Lawyers — Over 30 years protecting property owners in construction disputes
🇫🇷 Contentieux de la Construction et de l’Immobilier en Espagne
Représentation Juridique Stratégique pour Propriétaires, Promoteurs et Investisseurs
Vous êtes confronté à un litige de construction en Espagne ? Vous avez des problèmes avec un constructeur, un promoteur ou un architecte ?
Chez Tomas Ballestero Lawyers, nous offrons une assistance juridique spécialisée en contentieux de la construction et de l’immobilier. Forts de plus de 30 ans d’expérience, nous représentons des propriétaires, promoteurs, investisseurs et professionnels dans des litiges complexes.
Contactez-nous : +34 965 792 946 | +34 607 320 768 (WhatsApp)
Exemples de Situations que Nous Traitons
Exemple 1 : Couple Français — Villa Neuve avec Défauts Graves Un couple français a acheté une villa neuve à Jávea pour 650 000 €. Ils ont découvert des infiltrations d’eau, des fissures et une piscine qui fuyait. Le constructeur refusait d’intervenir.
Notre Approche : Nous avons engagé des experts indépendants et invoqué la responsabilité décennale du constructeur. Jugement obtenu : 145 000 € couvrant toutes les réparations.
Exemple 2 : Investisseur Belge — Échec d’Achat sur Plan Un investisseur belge a versé 180 000 € d’acompte pour un appartement sur plan à Dénia. Le projet n’a jamais été achevé.
Notre Approche : Nous avons découvert que la banque n’avait pas émis la garantie bancaire obligatoire. Récupération totale : 180 000 € plus intérêts.
Exemple 3 : Propriétaire Suisse — Litige avec la Copropriété Un propriétaire suisse contestait une cotisation spéciale de 35 000 € votée par la copropriété.
Notre Approche : Nous avons identifié des irrégularités procédurales et fait annuler la décision. Économie pour notre client : 35 000 €.
Nos Services
- Défauts de construction — Malfaçons, infiltrations, problèmes structurels
- Achats sur plan — Récupération d’acomptes, garanties bancaires
- Responsabilité des professionnels — Architectes, ingénieurs, constructeurs
- Litiges contractuels — Retards, paiements, résiliation
- Questions d’urbanisme — Légalisation, permis, infractions
- Copropriété — Contestation de charges, décisions d’assemblée
- Conflits locatifs — Expulsions, dommages, impayés
- Limites de propriété — Servitudes, accès, murs mitoyens
Pourquoi Choisir Tomas Ballestero Lawyers ?
| Ce Que Nous Offrons | Ce Que Cela Signifie Pour Vous |
|---|---|
| Plus de 30 ans d’expérience | Connaissance approfondie du droit de la construction |
| Expertise technique | Collaboration avec experts indépendants |
| Avocats francophones | Communication claire |
| Résultats prouvés | Récupérations significatives pour nos clients |
| 72+ avis 5 étoiles | Cabinet de confiance sur la Costa Blanca |
Contactez-Nous
Téléphone : +34 965 792 946 WhatsApp : +34 607 320 768 Email : info@lawyerssolicitorsjavea.com
Bureaux : Jávea, Dénia, Costa Blanca et Valencia
🇳🇱 Bouw- en Vastgoedgeschillen in Spanje
Strategische Juridische Vertegenwoordiging voor Eigenaren, Ontwikkelaars en Investeerders
Heeft u een bouwgeschil in Spanje? Heeft u problemen met een aannemer, ontwikkelaar of architect?
Bij Tomas Ballestero Lawyers bieden wij gespecialiseerde juridische bijstand bij bouw- en vastgoedgeschillen. Met meer dan 30 jaar ervaring vertegenwoordigen wij eigenaren, ontwikkelaars, investeerders en professionals in complexe geschillen.
Contacteer ons: +34 965 792 946 | +34 607 320 768 (WhatsApp)
Voorbeelden van Zaken die Wij Behandelen
Voorbeeld 1: Nederlands Echtpaar — Nieuwbouwvilla met Ernstige Gebreken Een Nederlands echtpaar kocht een nieuwbouwvilla in Jávea voor €650.000. Ze ontdekten waterinfiltratie, scheuren en een lekkend zwembad. De aannemer weigerde te herstellen.
Onze Aanpak: Wij schakelden onafhankelijke experts in en beriepen ons op de wettelijke aansprakelijkheid van de aannemer. Vonnis verkregen: €145.000 voor alle reparaties.
Voorbeeld 2: Belgische Investeerder — Mislukte Aankoop op Tekening Een Belgische investeerder betaalde €180.000 aanbetaling voor een appartement op tekening in Dénia. Het project werd nooit voltooid.
Onze Aanpak: Wij ontdekten dat de bank de verplichte bankgarantie niet had afgegeven. Volledige terugvordering: €180.000 plus rente.
Voorbeeld 3: Duitse Eigenaar — Geschil met VvE Een Duitse eigenaar betwistte een bijzondere bijdrage van €35.000 gestemd door de VvE.
Onze Aanpak: Wij identificeerden procedurele onregelmatigheden en lieten het besluit nietig verklaren. Besparing voor onze cliënt: €35.000.
Onze Diensten
- Bouwgebreken — Constructiefouten, waterinfiltratie, structurele problemen
- Aankopen op tekening — Terugvordering aanbetalingen, bankgaranties
- Professionele aansprakelijkheid — Architecten, ingenieurs, aannemers
- Contractgeschillen — Vertragingen, betalingen, beëindiging
- Stedenbouwkundige kwesties — Legalisatie, vergunningen, overtredingen
- VvE-geschillen — Betwisting bijdragen, vergaderbesluiten
- Huurgeschillen — Ontruiming, schade, achterstallige huur
- Eigendomsgrenzen — Erfdienstbaarheden, toegang, mandelige muren
Waarom Kiezen voor Tomas Ballestero Lawyers?
| Wat Wij Bieden | Wat Dit Voor U Betekent |
|---|---|
| Meer dan 30 jaar ervaring | Diepgaande kennis van Spaans bouwrecht |
| Technische expertise | Samenwerking met onafhankelijke experts |
| Nederlandssprekende service | Duidelijke communicatie |
| Bewezen resultaten | Aanzienlijke terugvorderingen voor cliënten |
| 72+ vijfsterrenbeoordelingen | Vertrouwd kantoor aan de Costa Blanca |
Neem Contact Op
Telefoon: +34 965 792 946 WhatsApp: +34 607 320 768 Email: info@lawyerssolicitorsjavea.com
Kantoren: Jávea, Dénia, Costa Blanca en Valencia
Tomas Ballestero Lawyers — Meer dan 30 jaar bescherming van vastgoedeigenaren bij bouwgeschillen
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