The building assessment report (informe de evaluación del edificio, IEE) is the document in which a qualified technician describes the state of repair of a residential building, its accessibility and its energy efficiency. National law lets the authorities require it, but the timetable is set by each region or town hall. In the Comunitat Valenciana it is called the IEEV.CV.
In practice
At national level, the land law says that owners in blocks of flats "podrán ser requeridos" (may be required) to prove the building's state of repair, accessibility and energy efficiency (art. 29.1 of Royal Legislative Decree 7/2015). In 2017 the Constitutional Court struck down the rest of the article, which said which buildings and when, and the national timetable too. So the frequency depends on your region and, often, on a municipal bylaw: the technical building inspection (inspección técnica de edificios, ITE). Ask your town hall's planning department.
If the report finds defects, the necessary upkeep works are compulsory and need no prior vote of the owners' meeting, which only splits the special levy (art. 10 of the Horizontal Property Act).
The IEEV.CV does not replace the other inspections: installations with their own inspection, such as the lift or the electrics, are only described (art. 4.5 of Decree 53/2018). The calendar for all of them is in mandatory building inspections in Spain.
What the law says in the Comunitat Valenciana
- At 50 years and every 10. Owners of residential buildings, detached or blocks of flats, more than fifty years old must arrange a technical inspection at least every ten years (art. 189.2 of Legislative Decree 1/2021). That inspection follows the IEEV.CV format, regulated by Decree 53/2018.
- When it is compulsory. Once the building is over 50 years old, by the date in the cadastre (Catastro) unless you prove another, and also to apply for public refurbishment grants, whatever its age (art. 3.2 of Decree 53/2018).
- The deadline. 31 December of the year after the one in which the building turns 50. A building from 1975 has until 31 December 2026.
- Who is responsible. In a community of owners, the community, which must give the technician access, through private units if needed (art. 3.1 and 3.4).
- What it covers. The condition of the common elements, accessibility and energy efficiency (art. 189.3).
- If you do not file it. It is a planning offence (art. 3.7 of the decree). The regional housing department (Conselleria) can demand to see it and impose up to five monthly coercive fines, each of up to 20% of the report's budget (art. 189.6).
Common mistakes
- Waiting for a reminder. Decree 53/2018 provides for no reminder to the community: you have to track the date.
- Thinking a refurbishment resets the age. According to the Conselleria de Vivienda, it does not.
- Assuming an ITE is enough. In the Comunitat Valenciana, a municipal ITE in force when the obligation began counts as an IEEV.CV for as long as it lasts, and only if the energy assessment is added (first transitional provision of Decree 53/2018).
Sources
- Royal Legislative Decree 7/2015, Land and Urban Renewal Act, art. 29.
- Constitutional Court Judgment 143/2017 of 14 December.
- Legislative Decree 1/2021 of the Consell, Land Planning, Urban Planning and Landscape Act, art. 189.
- Decree 53/2018 of 27 April of the Consell (DOGV no. 8288), arts. 1, 3 and 4 and first transitional provision.
- Conselleria de Vivienda, building assessment report for the Comunitat Valenciana (IEEV.CV).