Care and distance
Property care in València while you're away
If your València home stands empty for part of the year, we can look in on it at times you book: walk through, check for damp and leaks, run the taps, deal with small upkeep and get it ready before you arrive. Visits are booked in advance; this is not an on-call service.
Property care in València: how the rules apply
Each rule below comes from a municipal, regional or national text listed in the sources. The note says what it means for this job; open a rule to read its full wording.
Community and building
- Owner duties (LPH 9.1)
Owning an empty flat does not pause the duty to keep it in repair; a booked visit can spot a leak before it reaches the neighbours.[4]
Rule wording
Each owner must keep their flat and private installations in good repair so as not to harm the community or other owners, allow in their home the repairs the building’s service requires, with the community compensating any damage, and allow entry for these purposes (art. 9.1.b–d).
- Mandatory works (LPH 10.1)
If a visit finds damp from a shared pipe, roof or façade, we report it to the administrator, because that repair is the community's conservation work.[4]
Rule wording
Article 10.1 makes necessary conservation, safety and habitability works compulsory without a prior community resolution, and sets specific conditions for compulsory accessibility works. Not every proposed improvement has the same voting or payment rules.
- Notice to the community (LPH 7.1)
If upkeep turns into works that alter the flat, notice goes to the administrator before they start.[4]
Rule wording
An owner must notify the community’s representative before works inside a flat. Article 7.1 allows those alterations only if they do not impair the building’s safety, general structure or exterior configuration, or prejudice another owner’s rights; notice alone does not authorise changes to common elements.
- Residential buildings over 50 years old
For a house over 50 years old, arranging the ten-yearly inspection falls to you as owner; in a block, the administrator can tell you the report's status.[2, 5]
Rule wording
TRLOTUP article 189 requires owners of residential buildings, both single-family and multi-family, older than 50 years to arrange a competent technical inspection at least every 10 years. The IEEV.CV must be registered for administrative effect; its findings help identify building-wide work before planning a flat refurbishment.
On site and at handover
- Gas work by an authorised installer
For a home on mains gas, a visit can note when the five-yearly inspection is due; the inspection itself is carried out by an authorised installer or the distributor.[6]
Rule wording
Installing or modifying a gas receiving installation is the work of an authorised gas installation company, which carries out a leak test and issues the installation certificate (ITC-ICG 07 and 09). Mains-supplied installations are inspected every five years by an authorised installer or the distributor, at the user’s cost.
Do you need a permit?
València’s 2026 ordinance has three routes. Which one your job takes depends on what it touches and on the building.
No permit
Booked visits and visual checks are not building works. Any repair is assessed separately against the exemption and its conditions. [1]
Declaración responsable
If a visit leads to repair work that affects installations, layout or secondary structure, that job is scoped separately and declared through UR.LC.140 where required. [1, 2] [3] [3]
Licence
Structural defects found on a visit, such as a failing beam, are referred for technical assessment; they never become an unplanned job on a care visit. [3, 2] [1, 2]
The Ajuntament has the final word. We confirm the route for your home before we quote, and we never start works ahead of it.
Three districts, from the municipal record
The 2025 municipal housing sheet records the share of dwellings built in 1980 or earlier. It is context for the district, not a survey of your building.
District 17
62.8%[7]
Dwellings built in 1980 or earlier
Pobles del Nord (Pueblos del Norte)
Seven barrios, from Borbotó to Massarrojos; for a house here, a booked visit after heavy rain checks the roof outlets and the ground-floor rooms.
District 19
69.0%[8]
Dwellings built in 1980 or earlier
Pobles del Sud (Pueblos del Sur)
From El Palmar in the Albufera to El Perellonet by the sea, an empty home here is checked for ventilation, condensation and corrosion of exposed fittings on each visit.
District 11
71.8%[9]
Dwellings built in 1980 or earlier
Poblats Marítims (Poblados Marítimos)
In La Malva-rosa or El Cabanyal-El Canyamelar, close to the sea, visits include airing the rooms and checking walls, window seals and metal fittings.
Open the district page for protection rules, barrios and the questions that apply there.
Agree the visit and access instructions
Property care consists of visits booked in advance. We agree accessible areas, key custody, equipment that may be operated and the report format. Identify the water isolator, electrical board, appliance instructions and community contact before the first visit.
The walk-through looks for visible leaks, damp, condensation and changes, with simple operational checks you authorise. The report states what was accessible and any limitations, with photographs. It is not a structural survey, full installation test or assurance against concealed defects.
Authorise upkeep and separate larger repairs
Small tasks can be included where agreed and within the appropriate trade’s competence. Larger work receives a separate scope and written price. [1] Effects on installations, structure or protected fabric are assessed before proceeding. [1, 2] [3, 2]
An observed stain is not automatically a confirmed diagnosis. If a shared pipe, roof or other common element may be involved, we document it for the community representative. [4]
Pre-arrival visits and follow-up
A pre-arrival visit can include agreed checks of supplies, accessible fittings and equipment, airing rooms where appropriate and reporting anything needing attention. Book ahead and identify systems that should remain isolated or switched off.
We do not provide an out-of-hours or on-call service. Keep your chosen local contacts and community arrangements available for urgent situations; booked visits do not provide continuous monitoring.
If planned work is needed, see repairs or remote renovation. Retain completed-work instructions and records so later visits can check the right areas.
How we run it
Free estimate
Send photos or a short video, or book a call. We tell you what the job involves and give a free estimate.
Visit
We visit the property, measure up and look at the building, the installations and the community’s rules.
Design and permissions
We agree the design, coordinate any required independent architect or engineer, and check municipal and community requirements.
Fixed-price quote
You get a fixed-price quote in writing, with the official fees and IVA shown separately.
Paperwork and works
We coordinate any required filing and prior approvals before the affected works start. Your project manager tracks progress, decisions and agreed changes.
Handover
We inspect the agreed work with you, record outstanding items and hand over applicable certificates, manuals and completion documents.
Your questions, answered
How often will you visit my home?
As often as you book: regular visits while you're away, a single check before you arrive, or both. We agree the dates with you in advance and send a short note with photographs after each one.
Do you keep a set of my keys?
Yes, for booked visits and for work you ask us to do, and for nothing else. Holding them doesn't mean we can come at short notice.
What happens if a visit finds a problem?
We photograph it and tell you after the visit. Small upkeep you agreed in advance we deal with on the spot; anything bigger we quote in writing first. If the cause is in the building's common parts, we report it to the administrator.
Can you get the home ready before I arrive?
Yes. We agree a pre-arrival checklist covering the accessible rooms and specified operational checks, such as running taps or checking an air-conditioning unit. A visit does not certify every system or concealed condition. Book it ahead of your travel dates.
Will you come out if something goes wrong at night?
No. Property care is booked visits only, and we don't run an out-of-hours or on-call service. Keep your administrator's number, and a neighbour's, to hand for anything that can't wait.
Sources
- Ordenanza reguladora de licencias urbanísticas y de actividades y de otros títulos habilitantes (Pleno 22 Dec 2025, BOP 27 Jan 2026, in force 28 Jan 2026). Ajuntament de València. Checked 31 October 2026.
- TRLOTUP (Decreto Legislativo 1/2021), art. 189: building evaluation; arts. 232 and 233: licence and declaración responsable; art. 245: utility supplies. Generalitat Valenciana (DOGV). Checked 3 November 2026.
- Sede electrónica procedure UR.LC.140: declaración responsable for works in a flat or common element of a non-catalogued building. Ajuntament de València, sede electrónica. Checked 31 October 2026.
- Ley 49/1960 de Propiedad Horizontal (consolidated text), arts. 7, 9, 10 and 17. BOE. Checked 3 November 2026.
- Decreto 53/2018: Informe de Evaluación del Edificio de Viviendas (IEEV.CV). Generalitat Valenciana. Checked 31 October 2026.
- Real Decreto 919/2006: gaseous fuels regulation, art. 8, ITC-ICG 07 and ITC-ICG 09. BOE. Checked 3 November 2026.
- Municipal district 17 report 2025: population sections 1.3/1.8 and cadastral housing age section 5.1 (page 19). Ajuntament de València, Oficina de Estadística. Checked 31 October 2026.
- Municipal district 19 report 2025: population sections 1.3/1.8 and cadastral housing age section 5.1 (page 19). Ajuntament de València, Oficina de Estadística. Checked 31 October 2026.
- Municipal district 11 report 2025: population sections 1.3/1.8 and cadastral housing age section 5.1 (page 19). Ajuntament de València, Oficina de Estadística. Checked 31 October 2026.