Viewing Checklist for Mallorca Properties

Viewing Checklist for Mallorca Properties

A viewing on Mallorca should not only answer whether a property feels right. What matters is whether the location, building fabric, technology, documents, and usage possibilities match the purchase price. The first emotional assessment is allowed; the second viewing is for the checklist.

Preparation Before the Viewing

• Request the address, cadastral reference, floor plan, and basic documents in advance.
• Roughly check the property on maps, aerial images, and the cadastre.
• For rural properties, check whether the main house, pool, outbuildings, pergolas, and access roads appear in the documents.
• If seriously interested, return at a second time of day.
• Take your own photos and notes: roof, facade, technical room, meters, pool equipment, signs of dampness, neighbor boundaries, and access.

Location, Micro-Location and Everyday Life

On Mallorca, it is often not the location alone that matters, but the specific micro-location. Two houses in the same village can have completely different values if one offers sea views, privacy, and good access, while the other is on a main road or gets little sun in winter.

• Realistically test the distance to Palma, airport, schools, medical care, and shopping facilities.
• Consider seasonal differences: A quiet coastal town can be very crowded in summer, while a village inland can be very quiet in winter.
• Look at direct neighbors: residential use, holiday rentals, gastronomy, agriculture, construction sites, workshops.
• Check distances to roads, garbage containers, delivery zones, bars, hotels, schools, and sports facilities.
• Assess undeveloped neighboring plots and possible future development.

Privacy, Access and Noise

• From which neighboring properties, paths, or higher-lying houses is the property visible?
• Is the access public, private, or regulated by a right of way?
• Can a normal car, delivery van, emergency vehicle, and construction company reach the property without problems?
• Who maintains private paths, gates, lighting, and drainage?
• Test windows closed and open; stand silently on the terrace, in the garden, and in the bedroom for at least five minutes.
• Consider aircraft noise, roads, gastronomy, pool equipment, heat pumps, agricultural machinery, and seasonal events.

Orientation, Sun and Climate

Orientation	Advantages	What to check?
South	Lots of winter sun, good year-round usability	Check sun protection, glazing, cooling, and shading
East / Southeast	Morning sun, often pleasant terrace location	Check afternoon shade and pool sun
West	Evening sun, often attractive for sea view locations	Consider summer heat, air conditioning, and glare
North	Cooler in summer	Check dampness, mold, dark rooms, and winter comfort

Building Fabric and Dampness

Dampness is one of the most important viewing topics on Mallorca. Causes can be leaking roofs, missing drainage, hillside water, capillary moisture, condensation, poor ventilation, or old seals. Fresh paint shortly before sale is not proof of renovation.

• Photograph cracks in the facade, retaining walls, terrace tiles, and pool surround.
• Check the roof, gutters, downpipes, terrace sealing, and parapet.
• Check the slope around the house: water should be directed away from the building.
• Notice the smell when entering: musty, damp, heavily perfumed, or freshly painted?
• Look at corners behind furniture, baseboards, built-in wardrobes, and exterior walls.
• Check basements, storage rooms, technical rooms, and garages particularly thoroughly.

Building Services, Pool and Garden

• Have the electrical panel opened: document age, labeling, circuit breakers, and sufficient capacity.
• Test all taps: pressure, hot water time, smell, discoloration, and drainage speed.
• Clarify water source: mains, well, cistern, tanker delivery, or combination.
• Clarify wastewater: sewer connection, septic tank, fossa séptica, maintenance records, and location.
• Realistically test air conditioning, heat pumps, hot water, and internet.
• Cross-check pool size and pool location with cadastre, plans, and permits.
• Check irrigation system, water source, maintenance effort, roots, drainage, and dry stone walls.

Documents Before an Offer

Document	Why important?	Warning Signs
Nota Simple	Owner, description, encumbrances, mortgages, easements	Different areas, unknown charges, rights of way
Escritura	History and legal description	Missing buildings or extensions
Cadastral Extract	Location, reference, areas, and graphical representation	Pool, garage, or guest house not recorded
Cédula	Proof of habitability	Expired, not available, or not matching
Energy Certificate	Mandatory document and indication of energy condition	Only draft, not registered
Building Permits	Legality of house, extensions, pool, and outbuildings	Renovations without license
Community Documents	Homeowners' fees, reserves, minutes, special assessments	High debts, planned renovations, rental conflicts

Open Questions for the Agent and Seller

• Why is it being sold and how long has the property been on the market?
• Which parts were renovated when: roof, windows, pipes, electrics, air conditioning, kitchen, bathrooms, pool?
• Were all renovations approved and completed?
• Have there been dampness, cracks, subsidence, insurance claims, or neighbor disputes?
• What are the annual costs for IBI, garbage, comunidad, insurance, garden, pool, and maintenance?
• Which furniture, appliances, and technical installations are included in the purchase price?
• Which documents can be provided digitally immediately?