N.I.E PLAYA FLAMENCA

We have now carried out our first inspections on apartmets in Phase 3b and will be check townhouses soon

Again the quality variesand the specification is different because this is a different builder to Phase 2 and ·3a

Just a couple of things one being that they have not fitted electric extractors in bathrooms, not required under spanish building regulationsand the heigh if the wallsa around the terrace of the penthouse we checked seemed low but I am checking this under regulations

If anybody would like a sample report please mail me on the address below

Were electric extractors fitted in bathrooms on earlier phases?

Phase 2 certainly has them. very useful if you don't have a window.

Half of phase 1 had them

2 & 3a had them

This is not a snagging defect as they are not required under Spanisg building regs

Half of phase 1 had them

2 & 3a had them

This is not a snagging defect as they are not required under Spanisg building regs

Hello Ray

were can i find a copy of the spanish building regs, are they on line like ours, my occupation is a building control inspector and i am buying on phase two at corvera, i would appreciate any information on this subject to help me prepare what i can and cannot ask for when i complete.

regards dave

No they are not online and we have to buy them and th updates

They are provided in Spanish only

Thanks Roy

where can i  purchase a copy of  the regs from, are they readally available. does the developer apply for building control in spain as we do here, and if so do they get a completion certificate when final inspection takes place and all is given the ok

sorry about all the questions but do not know anything about how the contruction industry in spain is regulated.

regards dave

Why are we blaming different builders, Surely they dont make up the spec as they go. The builders must be working from plans etc. Therefore if there are no extractors in bathrooms then either,(A) they were not in the plan in the first place or (B) the builders are not following the plans that they should be working to, and therefore should have a case to answer. Or am I missing the point.
Any other 3b'ers out there to comment?
Alan and Carole block 89

Sorry you are missing the point as the way that it works is the specification will apply to the core infrastructure, the size of rooms, terraces, types of floor, paint work, toilets, basin and plumbing etc 

The builder will then quote for the bulid the property which conforms to the necessary building regulations but the specification may vary from each phase for example different types of radiators, a sliding door on the kitchen, different brand of sanitory ware etc and the builder will look to maximise their return, for example on phase 3b there are only 2 lights in the kitchen, different style of radiators and the missing extractors

Your specification will not say anywhere an extractor in the bathroom and, if one isn´t fitted, unlike in the UK, they are not breaking any building regulations or failing to provide something in the specification

There has ti be a passive vent which there is in the ceiling vented tothe terraces and the installation of these vents is easy and inexpensive and worth fitting

There are no spiral staircases on 3b which I think is a good thing and more 3 bedroomed apartments than on any other phases


This is very common in the Uk and in Spain where 2 apartment blocks next to each other will vary in their fixtures and fittings, diferent ovens, style of kitchen unit etc 

If yiu would like a Q&A guide that explains your rights please e-mail me

 

This message was last edited by inspectahomespain on 9/7/2008.

Hi Alcoms

Technicaly you are right in what you say, in the uk anyway,  plans are deposited to planning for approval or rejection whichever the case,then if approved more detailed plans are sent to building control to vett  plans to ensure that all details comply with building regulations

when checking the plans the officer would check all aspects of the plans from structure ( part A ) right through to part P  ( electrics )
the plans can either be approved if everything complies, conditionally approved if items have been missed or need to be ammended, or rejected due to insufficient information,  if mechanical ventilation was not shown on the plans in bathrooms or kitchens,it would be sent to the architect as a condition , ie it would have to be included and so on.
during the construction of the building statutary inspections would be carried out during the construction period to show compliance.
This is just a breif discription but i hope it helps you to understand how it works in the uk.

I like you do not know how the system works in spain, i know the plans have to be passed by their planning departments ( town hall ) but i dont know if they have  similar building control as we do in the uk.
I do not know if inspections are carried out in spain, so therfore i do not know who the builders answer to if building works are inferior, i have asked questions on this subject before but i seem to come up against a brick wall. ( parden the pun )

dave

RODA are classed as a promoter and like many organisations in Spain they will employ different builders to buid a phase and manage the process so it is normal for the specification to vary between phases

The system in Spain operates in a similar with the building approval and specification being submitted to The Town Hall both prior to the start of construction with regular inspections throughout the construction stages by building control officers

The building licence will then be based on the plans submitted for each phase of the development and the licence only granted for that phase and this will include the electrical and structural specifications, so again the specification will vary

In the case of the extractors installation of a mechanical extractor is not required under Spanish Building regulations therefore, not fitting one, is not an infringement of buiding regulations and you will find a clause in your sales contract that allow the developer to vary the specification

On completion a series of certification documents called Bolletins are issued for the electrical, plumbing and gas installation and it is not possible to comlplete without these being issued.

The Town Hall will then inspect prior to issueing the Certificate of Habitation and there is a lot of information on this document on this forum and this is a very important document

Again RODA are not breaking any regulations by not providing these extractors

Hi chaps and chapesses,
Thanks for the replies. I fully understand the fact  that a lot of things are in the building regs, but also a lot of things aren't, for example, I have documentation from Roda saying that there is a communal boiler for heating, I was told that there was some sort of transport from 3b to the hotel/ clubhouse and so forth. I was also told that it would be ready in June 2007 when the euro was a lot stronger than it is now!!! An extractor in the bathroom is a mere poke in the eye compared to the other dissapointments. However I am still looking forward to completion and I suppose we will have to wipe the bathroom mirror with the towells, I know there are a lot of people out there with bigger worries.
Alan

Apartments at the end of the block to my knowledge have windows in the bathrooms so I assume the fans are only an issue for the apartments in the middle?

Yes cirrect this is more of a problem if there is no window