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advice on customising off-plan build in Costa Blanca

Posted: Wed Nov 24, 2021 4:45pm
7 replies175 views5 members subscribed
starby1967

Posts: 3

Joined: 24 Nov 2021

Hi we are hoping to have the keys to our new build property next Autumn. The site is currently a plot of land with an architect-led build plan due to start before Xmas 2021. I wanted to get some advice from anyone who might have some, about what sort of essential and nice-to-have considerations we should think about in advance to get the builders to incorporate into the appropriate stages of the build. These might save us time and money in the future if things have to be retro-fitted so best to plan it all beforehand. We are a family of four (kids are adults now!) and  expect to use the property for the most part as an extended holiday home although we will definitely want to get some rental income as well. I'm looking for any tips, from installing lockable wardrobes and cupboards to hidden wall cabling and plenty of power points. If anyone has some practical advice from their own experience I'd be grateful if they can share it! Thanks in advance. 

killjoy

Posted: Wed Nov 24, 2021 5:18pm

killjoy

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Location: Orihuela Costa

Joined: 4 Nov 2017

Posted: Wed Nov 24, 2021 5:18pm

Be prepared to get a low estimate, and as the work progresses, you'll be asked to make partial payments. At a certain point the builder will have cashed in a higher amount than what is actually done. He will, then. bring up need of renegotiating due to unforeseen whatever. If you agree you will be in a trap and more "renegiations" will follow. If you don't agree, he will simply disappear and leave you alone in the rain. That is the usual practice so be alert.

starby1967

Posted: Wed Nov 24, 2021 5:30pm

starby1967

Original Poster

Posts: 3

Joined: 24 Nov 2021

Posted: Wed Nov 24, 2021 5:30pm

killjoy wrote on Wed Nov 24, 2021 5:18pm:

Be prepared to get a low estimate, and as the work progresses, you'll be asked to make partial payments. At a certain point the builder will have cashed in a higher amount than what is actually done. He will, then. bring up need of renegotiating due to unforeseen whatever. If you agree you will b...

...e in a trap and more "renegiations" will follow. If you don't agree, he will simply disappear and leave you alone in the rain. That is the usual practice so be alert.

Not quite the answer to the question I was asking but your caution is noted. 

Cheryl

Posted: Wed Nov 24, 2021 6:07pm

Cheryl

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Location: Albatera

Joined: 8 Jun 2017

Posted: Wed Nov 24, 2021 6:07pm

If you are thinking of renting it out then you will need a Tourist Licence.

Tourist Licence for holiday rental 

You will need to make quarterly tax returns and pay 24% on income with no allowable deductions for changeover service, cleaning, insurance etc.

If all goes to plan then consider the usage of the air conditioning by your renters during the summer along with the cost, possibly building in some kind of control (sorry, not technically minded but I know it is possible)

If anyone will be staying in the winter months you will need heating. Large windows will need some kind of shade otherwise it will become unbearably hot, especially if south facing.

Bearing in mind what Killjoy says, building materials are getting more and more expensive and it is a sad fact that some builders do either go under or just disappear with your money but if the price of materials continue to rise you should expect to pay more.

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Kelvin1960

Posted: Wed Nov 24, 2021 9:57pm

Kelvin1960

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Joined: 5 Mar 2017

Posted: Wed Nov 24, 2021 9:57pm

We are currently going through a rebuild, after 4 years of experience and learning.

1. Shade is as important as sun. Have your terrace/garden structures constructed in such a way to benefit from low winter sun and protect from (nearly overhead) summer sun.

2. Mosquitoes/flies never give up. Have your external structures screened.

3. Think about drainage - Campoverde can get seriously heavy rain on occasions. The roads are undrained, and the kerbing can turn them into rivers. Check if your car access/dropped kerb will let the road-river drain into your garden, and ensure the garden is well drained. We have had a series of 8" diameter drain pipes installed. Ditto for gutters.

4. Deal with any pine trees early - pine pollen, seeds, needles and cones are a total pain.

5. How old are you/how long will you own the house ? - think about access. If your garden/plot is on a gradient, put in ramps as well as steps.

6. Heating - it can get cold in Campoverde.   

7. Will your pool be close to pine trees ? - you will need a cover.

Kimmy11

Posted: Wed Nov 24, 2021 11:43pm

Kimmy11

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Posted: Wed Nov 24, 2021 11:43pm

Hi starby1967 and welcome to the forum!

One good thing about Spanish builds is that kitchens and bathrooms are finished with second fix electrics and fully tiled.  However, make sure that you know whether the final build includes fixtures and fittings for each - installing a fitted kitchen with appliances and bathrooms can be a significant additional cost.

Kind regards,

Kim

starby1967

Posted: Thu Nov 25, 2021 1:58pm

starby1967

Original Poster

Posts: 3

Joined: 24 Nov 2021

Posted: Thu Nov 25, 2021 1:58pm

Kelvin1960 wrote on Wed Nov 24, 2021 9:57pm:

We are currently going through a rebuild, after 4 years of experience and learning.

1. Shade is as important as sun. Have your terrace/garden structures constructed in such a way to benefit from low winter sun and protect from (nearly overhead) summer sun.

2. Mosquitoes/flies never give up. Have your external structures screened.

3. Think about drainage - Campoverde can get seriously heavy rain on occasions. The roads are undrained, and the kerbing can turn them into rivers. Check if your car access/dropped kerb will let the road-river drain into your garden, and ensure the garden is well drained. We have had a series of 8" diameter drain pipes installed. Ditto for gutters.

4. Deal with any pine trees early - pine pollen, seeds, needles and cones are a total pain.

5. How old are you/how long will you own the house ? - think about access. If your garden/plot is on a gradient, put in ramps as well as steps.

6. Heating - it can get cold in Campoverde.   

7. Will your pool be close to pine trees ? - you will need a cover.

Hi and thanks very much for this answer. This is the sort of info I was asking for in my OP. One follow up Q for you on heating. The property will have just under 200sq m of living space. Do you think that two air conditioning compressors using six or seven a/c units will give out enough heat in the colder months? Also I guess this is probably not a particularly economical way of doing it either; would you advise electric storage heaters or a good old fashioned gas boiler with rads like we have in the UK? Hard at this stage to decide what we should have installed...

Kelvin1960

Posted: Fri Nov 26, 2021 12:20pm

Kelvin1960

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1767 helpful points

Joined: 5 Mar 2017

Posted: Fri Nov 26, 2021 12:20pm

starby1967 wrote on Thu Nov 25, 2021 1:58pm:

Hi and thanks very much for this answer. This is the sort of info I was asking for in my OP. One follow up Q for you on heating. The property will have just under 200sq m of living space. Do you think that two air conditioning compressors using six or seven a/c units will give out enough heat in ...

...the colder months? Also I guess this is probably not a particularly economical way of doing it either; would you advise electric storage heaters or a good old fashioned gas boiler with rads like we have in the UK? Hard at this stage to decide what we should have installed...

No easy answer to that question I'm afraid.

What electricity supply rating will be installed ?

My guess is that to run 7 a/c units concurrently, plus white goods etc. (and a pool pump ?) you will need 9kw. That rating is unusually high. Our house is rated at 3.4kw, and will increase to 7.2 as part of our upgrade project.

Also, is the house a bungalow, or 2 floors ? Bungalows are more difficult to heat.

New builds must now have roof insulation, but not necessarily wall insulation. They can be cold.

We have seen it as low as 4 degrees overnight in Campoverde and 10 degrees/overcast/damp in daytime.

We have a combi-boiler (with a 1000 litre propane store) and radiators. For us, as permanent residents, that is the right answer.

That said, if you have already budgeted for reverse-cycle a/c heat pumps, a gas boiler/radiator installation is a (possibly unnecessary) extra.

I think it resolves to a question of how much use the property will get in winter. If it is a week here and there, the a/c and heat pump solution will suffice. If it is more than that, put in gas heating.

If you decide on gas/radiators, put the pipework in as part of the build. Retrofits are messy and don't look so good. 

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