Hidden Defects in New Homes: How to Prove that the Defect Preexists Delivery
By Aurelio Tamarit Blay— Official Judicial Expert in Construction | +30 years in forensic expertise
"The delivery was impeccable: keys, receipt document, inauguration tape... But after 3 months, cracks began in the bathroom ceiling. After 5, dampness in the bedroom. After 5 months and 20 days, they told me: 'you can no longer complain'."
— Real case, Valencian Community, 2024.
These types of situations occurmore than you think. And most of the ownersthey lose their rights for ignoring a critical deadline: 6 months.
It's not a myth. It is thearticle 1,489 of the Civil Code:
“The seller is obliged to clean up hidden defects in the thing sold… The period to exercise the action is six months, counting from delivery.”
⚠️ importantes: This termIt is not suspended or interrupted due to attempts at dialogue with the construction company.. It is only interrupted with aformal extrajudicial or judicial claim.
🔍 ¿Qué se considera “vicio oculto” en construcción?
A vice ishiddenYeah:
- Exists at the time of delivery
- Not detectable by ordinary inspection
- Makes the homeless useful or less suitable for normal use
| Type of vice | Visible on delivery? | Real case (anonymized) |
|---|---|---|
| Filtration through flat roof without slope | ❌ No (solo tras lluvia intensa) | Housing in Alzira: roof leaks 4 months later |
| Shrinkage cracks in jointless slabs | ❌ No (aparecen a los 3–6 meses) | Building in Burjassot: vertical cracks in the party wall |
| Rising humidity due to lack of capillary barrier | ❌ No (manchas a ras de suelo tras 5 meses) | Floorin Valencia: mold on kitchen baseboard |
✅ Technical key: The expert opinion must demonstrate that the defectexists at the time of delivery(with typical patterns of early pathology, not wear).
📅 Tu cronograma de acción (¡antes de los 180 días!)
| Day | critical action | Can you wait? |
|---|---|---|
| Day 0 | Handover of keys + reception certificate | ✅ |
| Day 30–60 | Appearance of first symptoms | ❌ No ignores “detalles” |
| Day 90 | Confirmation of pathology → optimal moment for expertise | ⚠️ Urgente: el reloj ya corre |
| Day 150 | Issuance of report + extrajudicial notification | ✅ Último momento seguro |
| Day 180 | Expiry of the right | ❌ Demasiado tarde |
🧪 Qué debe incluir un informe pericial válido para vicios ocultos
For the report to have evidentiary value (STS 456/2022), it must contain:
- Chronological identification of the defect
Ex: “The cracks have clean, unfilled edges, typical of recent cracking (<4 months).” - Link with unfulfilled regulations
CTE DB-SE, DB-SUA, DB-HE, EHE-08. - Objective tests, not subjective
Thermography, endoscopy, calibrated hygrometer. - Clear expert conclusion
“The defect is pre-existing upon delivery and is attributable to constructive deficiency, not to use or maintenance.”
📩 ¿Compraste una vivienda nueva y ves algo raro?
Don't wait for it to “get better with time.” The hidden vicesthey don't disappear on their own—they get worse.
- Expert report valid for legal notification
- Quote closed in ≤ 24 hours
- Execution period: 72 hours (emergencies by deadline)
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