{"id":12073,"date":"2026-04-09T14:47:07","date_gmt":"2026-04-09T11:47:07","guid":{"rendered":"https:\/\/alegria-realestate.com\/?p=12073"},"modified":"2026-04-09T22:13:48","modified_gmt":"2026-04-09T19:13:48","slug":"how-to-check-a-property-when-buying-in-spain","status":"publish","type":"post","link":"https:\/\/alegria-realestate.com\/cs\/articles\/how-to-check-a-property-when-buying-in-spain","title":{"rendered":"Jak prov\u011b\u0159it nemovitost ve \u0160pan\u011blsku p\u0159ed koup\u00ed: n\u00e1vod krok za krokem"},"content":{"rendered":"

Koup\u011b bydlen\u00ed<\/span><\/a> je jedn\u00edm z nejd\u016fle\u017eit\u011bj\u0161\u00edch rozhodnut\u00ed v na\u0161em \u017eivot\u011b. Nejde jen o velkou finan\u010dn\u00ed investici, ale tak\u00e9 o z\u00e1va\u017enou transakci s celou \u0159adou pr\u00e1vn\u00edch d\u016fsledk\u016f a z\u00e1vazk\u016f. Pr\u00e1v\u011b proto je p\u0159ed podpisem jak\u00e9koli kupn\u00ed smlouvy nesm\u00edrn\u011b d\u016fle\u017eit\u00e9 pe\u010dliv\u011b zkontrolovat v\u0161echny dokumenty, abyste se co nejv\u00edce ochr\u00e1nili p\u0159ed mo\u017en\u00fdmi probl\u00e9my a dodate\u010dn\u00fdmi n\u00e1klady v budoucnu.<\/span><\/p>\n

V tomto \u010dl\u00e1nku si \u0159ekneme, kter\u00e9 hlavn\u00ed dokumenty je t\u0159eba vy\u017e\u00e1dat a prov\u011b\u0159it jak p\u0159i koupi nov\u00e9ho bydlen\u00ed, tak i nemovitosti na sekund\u00e1rn\u00edm trhu ve \u0160pan\u011blsku. Z\u00e1rove\u0148 uvedeme, jak\u00e9 dal\u0161\u00ed kontroly mohou b\u00fdt tak\u00e9 u\u017eite\u010dn\u00e9.<\/span><\/p>\n

Prov\u011b\u0159en\u00ed nemovitosti ve \u0160pan\u011blsku p\u0159ed koup\u00ed: nezbytn\u00e9 dokumenty<\/span><\/h2>\n

Seznam nezbytn\u00fdch dokument\u016f zahrnuje:<\/span><\/p>\n

    \n
  1. V\u00fdpis z katastru nemovitost\u00ed \u2013 <\/span>Nota simple informativa<\/span><\/a>. Tento v\u00fdpis nejen potvrzuje vlastnick\u00e9 pr\u00e1vo k nemovitosti, ale tak\u00e9 uv\u00e1d\u00ed po\u010det vlastn\u00edk\u016f, velikost jejich pod\u00edl\u016f, existuj\u00edc\u00ed zat\u00ed\u017een\u00ed, v\u011bcn\u00e1 b\u0159emena a dal\u0161\u00ed omezen\u00ed, stejn\u011b jako charakteristiky objektu \u2013 v\u00fdm\u011bru, polohu, hranice se sousedn\u00edmi nemovitostmi atd. Platnost Nota simple informativa je 3 m\u011bs\u00edce, proto je nutn\u00e9 v\u011bnovat pozornost datu jej\u00edho vyd\u00e1n\u00ed. V\u00fdpis m\u016f\u017ee vy\u017e\u00e1dat jak prod\u00e1vaj\u00edc\u00ed, tak kupuj\u00edc\u00ed. K tomu je pot\u0159eba m\u00edt k dispozici registra\u010dn\u00ed \u00fadaje: katastr\u00e1ln\u00ed \u010d\u00edslo, \u010d\u00edslo CRU nebo p\u0159esnou adresu nemovitosti. V\u00fdpis lze z\u00edskat na p\u0159\u00edslu\u0161n\u00e9m pracovi\u0161ti katastru podle um\u00edst\u011bn\u00ed nemovitosti nebo na webu Kolegia registr\u00e1tor\u016f<\/a>.<\/span><\/span><\/li>\n
  2. Doklady potvrzuj\u00edc\u00ed vlastnick\u00e9 pr\u00e1vo. Not\u00e1\u0159sk\u00e1 kupn\u00ed smlouva (<\/span>kupn\u00ed listina<\/span><\/a>) potvrzuje, \u017ee osoba prod\u00e1vaj\u00edc\u00ed nemovitost ji d\u0159\u00edve nabyla leg\u00e1ln\u011b. Obdobn\u00fdm dokumentem m\u016f\u017ee b\u00fdt tak\u00e9 listina o p\u0159ijet\u00ed d\u011bdictv\u00ed nebo listina o p\u0159ijet\u00ed darovan\u00e9 nemovitosti. Pokud jde o novostavbu od developera, je nutn\u00e9 zkontrolovat existenci povolen\u00ed k prvn\u00edmu u\u017e\u00edv\u00e1n\u00ed, potvrzen\u00ed o dokon\u010den\u00ed stavby a soulad s urbanistick\u00fdmi p\u0159edpisy.<\/span><\/li>\n
  3. Energetick\u00fd certifik\u00e1t, kter\u00fd ukazuje \u00farove\u0148 energetick\u00e9 \u00fa\u010dinnosti objektu. Zaprv\u00e9 energetick\u00e1 \u00fa\u010dinnost bydlen\u00ed p\u0159\u00edmo ovliv\u0148uje spot\u0159ebu energie a m\u016f\u017ee m\u00edt ve st\u0159edn\u011bdob\u00e9m horizontu finan\u010dn\u00ed dopady, tak\u017ee pro samotn\u00e9ho kupuj\u00edc\u00edho je d\u016fle\u017eit\u00e9 v\u011bd\u011bt, do jak\u00e9 t\u0159\u00eddy nemovitost pat\u0159\u00ed. Zadruh\u00e9 energetick\u00fd certifik\u00e1t pat\u0159\u00ed mezi povinn\u00e9 dokumenty, bez nich\u017e not\u00e1\u0159 transakci neuzav\u0159e.<\/span><\/li>\n
  4. Osv\u011bd\u010den\u00ed o zp\u016fsobilosti k bydlen\u00ed (C\u00e9dula de habitabilidad). Potvrzuje, \u017ee nemovitost spl\u0148uje minim\u00e1ln\u00ed po\u017eadavky na hygienu, zdravotn\u00ed nez\u00e1vadnost a konstruk\u010dn\u00ed bezpe\u010dnost pot\u0159ebn\u00e9 k bydlen\u00ed. Toto osv\u011bd\u010den\u00ed nen\u00ed povinn\u00e9 ve v\u0161ech autonomn\u00edch spole\u010denstv\u00edch, proto je nutn\u00e9 se \u0159\u00eddit normami a po\u017eadavky m\u00edstn\u00ed legislativy. V n\u011bkter\u00fdch obc\u00edch m\u016f\u017ee b\u00fdt tento dokument vy\u017eadov\u00e1n pro p\u0159ipojen\u00ed z\u00e1kladn\u00edch in\u017een\u00fdrsk\u00fdch s\u00edt\u00ed \u2013 vody, elekt\u0159iny nebo plynu.<\/span><\/li>\n
  5. Doklady o \u00fahrad\u011b komun\u00e1ln\u00edch slu\u017eeb, dan\u00ed a p\u0159\u00edsp\u011bvk\u016f do spole\u010denstv\u00ed vlastn\u00edk\u016f. P\u0159ed podpisem transakce je nutn\u00e9 se ujistit, \u017ee neexistuj\u00ed \u017e\u00e1dn\u00e9 dluhy na b\u011b\u017en\u00fdch platb\u00e1ch. Je t\u0159eba vy\u017e\u00e1dat posledn\u00ed uhrazen\u00e9 \u00fa\u010dty nebo bankovn\u00ed v\u00fdpisy za vodu, elekt\u0159inu a plyn. V p\u0159\u00edpad\u011b ro\u010dn\u00ed dan\u011b z nemovitosti IBI doporu\u010dujeme vy\u017e\u00e1dat si nejen posledn\u00ed doklad o zaplacen\u00ed, ale tak\u00e9 potvrzen\u00ed o neexistenci dluh\u016f za p\u0159edchoz\u00ed obdob\u00ed. Tot\u00e9\u017e plat\u00ed pro p\u0159\u00edsp\u011bvky do spole\u010denstv\u00ed vlastn\u00edk\u016f: je nutn\u00e9 m\u00edt nejen potvrzen\u00ed o posledn\u00ed \u00fahrad\u011b (p\u0159\u00edsp\u011bvky se mohou platit m\u011bs\u00ed\u010dn\u011b nebo \u010dtvrtletn\u011b), ale tak\u00e9 potvrzen\u00ed od spr\u00e1vcovsk\u00e9 spole\u010dnosti o neexistenci dluh\u016f.<\/span><\/li>\n
  6. Smlouva o rezerva\u010dn\u00ed z\u00e1loze (contrato de arras). Tato smlouva se podepisuje p\u0159i rezervaci nemovitosti a slo\u017een\u00ed z\u00e1lohy. Je d\u016fle\u017eit\u00e9 se sezn\u00e1mit s pr\u00e1vy a povinnostmi stran v p\u0159\u00edpad\u011b odstoupen\u00ed od transakce a tak\u00e9 s term\u00edny stanoven\u00fdmi pro kone\u010dn\u00e9 uzav\u0159en\u00ed obchodu. Z\u00e1rove\u0148 je d\u016fle\u017eit\u00e9 ov\u011b\u0159it, \u017ee \u00fadaje o prod\u00e1vaj\u00edc\u00edm a o samotn\u00e9 nemovitosti ve smlouv\u011b o rezerva\u010dn\u00ed z\u00e1loze odpov\u00eddaj\u00ed \u00fadaj\u016fm uveden\u00fdm v Nota simple informativa.<\/span><\/li>\n
  7. Z\u00e1v\u011br technick\u00e9 inspekce budovy (ITE). Tento dokument je pot\u0159eba pouze tehdy, pokud se kupuje bydlen\u00ed ve star\u0161\u00ed budov\u011b. V r\u016fzn\u00fdch regionech se po\u017eadavky li\u0161\u00ed, proto je nutn\u00e9 vych\u00e1zet z m\u00edstn\u00ed legislativy. N\u011bkde jsou za \u201estar\u00e9\u201c pova\u017eov\u00e1ny budovy star\u0161\u00ed 35 let, jinde star\u0161\u00ed 50 let. V ka\u017ed\u00e9m p\u0159\u00edpad\u011b mus\u00ed technick\u00e1 zpr\u00e1va potvrdit technick\u00fd stav a m\u00edru zachovalosti budovy. Sezn\u00e1mit se s n\u00ed lze u spr\u00e1vcovsk\u00e9 spole\u010dnosti. Z\u00e1rove\u0148 je vhodn\u00e9 zjistit, zda nejsou napl\u00e1nov\u00e1ny pr\u00e1ce (derramas), schv\u00e1len\u00e9 shrom\u00e1\u017ed\u011bn\u00edm vlastn\u00edk\u016f, kter\u00e9 p\u0159edpokl\u00e1daj\u00ed dodate\u010dn\u00e9 p\u0159\u00edsp\u011bvky ze strany majitel\u016f. B\u011b\u017en\u00e1 \u00fadr\u017eba reziden\u010dn\u00edho komplexu a drobn\u00e9 opravy jsou zpravidla hrazeny z pravideln\u00fdch p\u0159\u00edsp\u011bvk\u016f. Mimo\u0159\u00e1dn\u00e9 pr\u00e1ce nebo velk\u00e9 opravy (nap\u0159\u00edklad v\u00fdm\u011bna nebo instalace v\u00fdtah\u016f), p\u0159emalov\u00e1n\u00ed fas\u00e1d v\u0161ak vy\u017eaduj\u00ed mimo\u0159\u00e1dn\u00e9 p\u0159\u00edsp\u011bvky. N\u011bkdy m\u016f\u017ee j\u00edt o n\u011bkolik tis\u00edc eur. Pokud se nemovitost kupuje ve velmi star\u00e9 budov\u011b, je nutn\u00e9 ov\u011b\u0159it, zda nen\u00ed prohl\u00e1\u0161ena za objekt architektonick\u00e9ho d\u011bdictv\u00ed a zda nepodl\u00e9h\u00e1 re\u017eimu ochrany s p\u0159\u00edslu\u0161n\u00fdmi omezen\u00edmi a po\u017eadavky.<\/span><\/li>\n
  8. Stanovy spole\u010denstv\u00ed vlastn\u00edk\u016f a z\u00e1pisy z posledn\u00edch dvou \u010dlensk\u00fdch sch\u016fz\u00ed. Ve stanov\u00e1ch jsou uvedena v\u0161echna mo\u017en\u00e1 omezen\u00ed (nap\u0159\u00edklad ohledn\u011b turistick\u00e9ho pron\u00e1jmu, instalace mark\u00fdz a za\u0159\u00edzen\u00ed na balkonech atd.) a v z\u00e1pisech mohou b\u00fdt zaznamen\u00e1na rozhodnut\u00ed o budouc\u00edch n\u00e1kladn\u00fdch mimo\u0159\u00e1dn\u00fdch prac\u00edch na oprav\u011b nebo zlep\u0161en\u00ed reziden\u010dn\u00edho komplexu \u010di urbanizace.<\/span><\/li>\n
  9. V\u00fdpis z katastru s uveden\u00edm valor de referencia. Valor de referencia je ukazatel tr\u017en\u00ed hodnoty nemovitosti, kter\u00fd je ka\u017edoro\u010dn\u011b p\u0159ezkoum\u00e1v\u00e1n a aktualizov\u00e1n na z\u00e1klad\u011b dokon\u010den\u00fdch not\u00e1\u0159sky uzav\u0159en\u00fdch transakc\u00ed. Valor de referencia je orienta\u010dn\u00ed hodnota, kter\u00e1 se pou\u017e\u00edv\u00e1 p\u0159i v\u00fdpo\u010dtu n\u011bkter\u00fdch dan\u00ed, v\u010detn\u011b ITP (dan\u011b z p\u0159evodu vlastnictv\u00ed, kter\u00e1 se plat\u00ed p\u0159i koupi nemovitosti na sekund\u00e1rn\u00edm trhu). Pokud se uk\u00e1\u017ee, \u017ee cena transakce sjednan\u00e1 mezi prod\u00e1vaj\u00edc\u00edm a kupuj\u00edc\u00edm je ni\u017e\u0161\u00ed ne\u017e orienta\u010dn\u00ed tr\u017en\u00ed hodnota, bude da\u0148 vypo\u010dtena z valor de referencia.<\/span><\/li>\n<\/ol>\n

    Co dal\u0161\u00edho je nutn\u00e9 prov\u011b\u0159it p\u0159ed koup\u00ed nemovitosti ve \u0160pan\u011blsku<\/span><\/h2>\n

    Je d\u016fle\u017eit\u00e9 posoudit celkov\u00fd stav nemovitosti \u2013 to, co je viditeln\u00e9 pouh\u00fdm okem nebo co lze zkontrolovat pomoc\u00ed p\u0159\u00edstroj\u016f: nep\u0159\u00edtomnost pl\u00edsn\u00ed a kondenzace na st\u011bn\u00e1ch, zejm\u00e9na v koupeln\u00e1ch, funk\u010dnost dom\u00e1c\u00edch spot\u0159ebi\u010d\u016f, syst\u00e9m\u016f vyt\u00e1p\u011bn\u00ed a klimatizace, izola\u010dn\u00edch skel v oknech, nep\u0159\u00edtomnost prasklin a \u0161t\u011brbin ve zdech, jak uvnit\u0159 budovy, tak zven\u010d\u00ed, stav elektroinstalace a vodovodn\u00edch trubek atd. Podle \u00fadaj\u016f nejv\u011bt\u0161\u00edho nez\u00e1visl\u00e9ho odhadce Tinsa, kter\u00fd mimo jin\u00e9 p\u0159ipravuje zpr\u00e1vy o stavu nemovitosti pro z\u00edsk\u00e1n\u00ed hypote\u010dn\u00edch \u00fav\u011br\u016f, m\u00e1 ka\u017ed\u00e1 \u010dtvrt\u00e1 nemovitost v\u00e1\u017en\u00e9 probl\u00e9my, kter\u00e9 nejsou na prvn\u00ed pohled patrn\u00e9. Po koupi m\u016f\u017ee odhalen\u00ed a odstran\u011bn\u00ed t\u011bchto probl\u00e9m\u016f nov\u00e9ho vlastn\u00edka p\u0159ij\u00edt velmi draho.<\/span><\/p>\n

    Je naprosto nezbytn\u00e9 ujistit se, \u017ee nemovitost nen\u00ed obsazena squattery (okupas): jejich vyst\u011bhov\u00e1n\u00ed je slo\u017eit\u00fd proces n\u00e1ro\u010dn\u00fd jak finan\u010dn\u011b, tak \u010dasov\u011b. Zvl\u00e1\u0161tn\u00ed pozornost je t\u0159eba v\u011bnovat tak\u00e9 ot\u00e1zce n\u00e1jemn\u00edk\u016f. Z\u00e1kon nezakazuje prod\u00e1vat a kupovat bydlen\u00ed s platnou n\u00e1jemn\u00ed smlouvou: n\u00e1jemn\u00edci budou jednodu\u0161e platit n\u00e1jem nov\u00e9mu vlastn\u00edkovi. Nebude v\u0161ak mo\u017en\u00e9 s nimi smlouvu ukon\u010dit pouze z d\u016fvodu zm\u011bny vlastn\u00edka, proto\u017ee pr\u00e1va n\u00e1jemn\u00edk\u016f jsou chr\u00e1n\u011bna z\u00e1konem o m\u011bstsk\u00fdch n\u00e1jmech a p\u0159evod vlastnick\u00e9ho pr\u00e1va nen\u00ed dostate\u010dn\u00fdm d\u016fvodem pro p\u0159ed\u010dasn\u00e9 ukon\u010den\u00ed smlouvy. Nen\u00ed tak\u00e9 na \u0161kodu sezn\u00e1mit se s p\u0159edsedou spole\u010denstv\u00ed vlastn\u00edk\u016f a z\u00edskat obecn\u00e9 informace o obyvatel\u00edch a zvl\u00e1\u0161\u0165 hlu\u010dn\u00fdch sousedech.<\/span><\/p>\n

    V\u0161e v\u00fd\u0161e uveden\u00e9 \u2013 shroma\u017e\u010fov\u00e1n\u00ed dokument\u016f a prov\u011b\u0159en\u00ed objektu \u2013 nejsou slo\u017eit\u00e9, ale pom\u011brn\u011b zdlouhav\u00e9 postupy. Rozhodn\u011b by se v\u0161ak nem\u011bly zanedb\u00e1vat, aby se \u010dlov\u011bk ochr\u00e1nil p\u0159ed mo\u017en\u00fdmi probl\u00e9my a dal\u0161\u00edmi v\u00fddaji v budoucnu.<\/span><\/p>","protected":false},"excerpt":{"rendered":"

    Koup\u011b bydlen\u00ed je jedn\u00edm z nejd\u016fle\u017eit\u011bj\u0161\u00edch rozhodnut\u00ed v na\u0161em\u2026<\/p>\n","protected":false},"author":1,"featured_media":12074,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1,73],"tags":[],"class_list":["post-12073","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-articles","category-property-in-spain"],"yoast_head":"\nJak prov\u011b\u0159it nemovitost ve \u0160pan\u011blsku p\u0159ed koup\u00ed: n\u00e1vod krok za krokem<\/title>\n<meta name=\"description\" content=\"Kontroln\u00ed seznam krok za krokem: dokumenty a v\u00fdpisy, dluhy a z\u00e1stavy, povolen\u00ed a legalita nemovitosti, \u00fa\u010dty, vyhodnocen\u00ed rizik a co prov\u011b\u0159it p\u0159ed podpisem u not\u00e1\u0159e.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, 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