Hidden defects in homes: typical cases

Homes are, by far, the area where the most queries regarding hidden defects arise. The combination of superficial renovations, coatings and furniture at the visit means that many defects remain invisible until after delivery. This article describes the most common cases and what technical evidence supports them.

Hidden humidity

Dampness is the most common hidden defect in homes. They can appear weeks or months after the purchase, when the fresh coating painted by the seller begins to stain again. The usual origins are:

• Leaks from the roof or façade due to deterioration of waterproofing sheets or joints.
• Capilarity on walls in contact with the ground, without moisture barrier.
• Installation breaks of plumbing or sanitation not visible.
• Condensation due to deficiencies in thermal insulation or ventilation.

The expert documents the stains, measures moisture content, can perform thermography and, in some cases, exploratory openings to access the origin.

Electrical and plumbing installations

Another common group are installations that do not comply with regulations in force at the time of the last relevant reform, or that have hidden defects. Examples:

• Electrical panels without adequate differentials or with insufficient cable sections.
• Sockets without grounding in rooms where regulations require it.
• Poorly executed downspouts and drains, with incorrect slopes.
• Gas or heating installation without valid certificates.

These defects are rarely visible during a visit: they require a review of the chart, measurements and, where appropriate, inspection after searches or false ceilings.

Structural problems

Although they are less frequent, they are the most serious. They can manifest as cracks that reappear after recent covering, deformations in slabs, differential settlements or problems in beams and columns. The expert report evaluates the risk, describes the crack pattern and proposes additional studies when the situation requires it.

When to act

If you detect any of these signs after purchasing, it is recommended:

• Do not initiate repairs that erase evidence.
• Keep all the documentation of the sale and communications with the seller.
• Photographically document the damage from the first moment.
• Consult with a lawyer if you have questions about deadlines and strategy.

Related links

To delve deeper into how each defect is technically accredited, consult the article on technical expert tests. To find out the indicative claim deadlines, go to claim deadlines. If you wish to commission the report, contact Pablo Gómez Thoren at Contact or in the specialty of Hidden defects.