I’ve been tearing my hair out over buying a property lately. I finally found an old apartment in Barcelona that was perfect—location, layout, and lighting were all impeccable. After several rounds of haggling with the owner over the price, just as we were about to sign the arras contract, the real estate agent dropped a bombshell: The building failed its ITE! I was completely stunned. It was the first time I’d ever heard of it, and I instantly felt like all my efforts over the past few months had been for nothing.
It’s a building that looks something like this, with a lot of history. I quickly did some research and learned that the ITE is a mandatory Technical Building Inspection for buildings over a certain age. It mainly checks the structural safety, facades, roof, plumbing, and other communal areas. You could say that the ITE is a major ‘minefield’ in resale property transactions.
What Are the Different ITE Inspection Outcomes?
The agent explained that there are several possible outcomes for an ITE, each requiring a different course of action. I looked up some information and put together a simple table to make it easier to understand. Our building got the most problematic result: ‘Desfavorable’ (Unfavorable), which means there are serious issues that require major repairs immediately or in the short term.
| Inspection Result | English Meaning | Common Issues | Action Required |
|---|
| Favorable | Passed | No significant issues | No action needed, transaction proceeds normally |
| Favorable con deficiencias leves | Passed with minor defects | Minor peeling of facade paint, etc. | Repairs are recommended but not mandatory; transaction is not affected |
| Desfavorable | Failed | Structural damage, risk of facade collapse, severe leaks | Mandatory repairs required! Costs can be substantial |
The Seller Won’t Pay for Repairs. What Should I Do?
The biggest issue now is who will cover the cost of these repairs. By law, the expenses should be shared among the property owners. However, our seller is adamant. He is only willing to lower the price slightly and wants us to handle the subsequent repairs ourselves. He says that waiting for the community of owners to pass a resolution and allocate the costs will take too long, and he can’t wait. The agent is just playing the mediator, saying this situation is common and that we should consider it, given how great the apartment itself is. But these repair costs feel like a bottomless pit—who knows how much it will end up being?
I’m really stuck between a rock and a hard place. If I walk away, I’ll regret it because finding a satisfactory apartment is so difficult. But if I proceed, I’m afraid I’ll be taking on a mess, with huge future costs and effort for the repairs. I wanted to ask the experienced members here: has anyone encountered a ‘failed’ ITE before? How did you resolve it? Did you manage to get the seller to cover the repair costs, or did you take on the property after a significant price reduction? Any advice would be greatly appreciated, I’m so stressed I could tear my hair out…
