A finished-looking new build is not necessarily a livable one — getting the actual utility connections switched on depends on paperwork most buyers never see until it is missing.
Site power is not the same as domestic power
Every construction site has its own provisional electricity and water connection for the builders’ use. That connection has nothing to do with the permanent domestic supply an actual homeowner needs — the two are arranged separately, and one being in place says nothing about the other.
What has to be ready first
Before a permanent connection can be authorised, the property generally needs its first occupation licence in place, together with an electrical installation certificate (the boletin electrico) from a qualified installer confirming the wiring meets current regulations. Our guide to the first occupation licence covers what that document actually verifies.
Whose job it is to arrange
On an off-plan purchase, the developer is normally responsible for bringing the property to the point where permanent connection is possible before handover. On a resale, the property is usually already connected, and the buyer’s side of the process is simply transferring the existing utility contracts into their own name.
Why a delayed licence becomes a delayed move-in
Without the first occupation licence, permanent connection generally cannot go ahead — which is exactly why a delay in obtaining that licence can leave a buyer with a building that looks finished but that they still cannot properly move into or connect to power and water.
Call us today on +34 919 499 342 or email marialuisa@costaluzlawyers.es to check a new build’s connection status before you complete.
Frequently Asked Questions
Can a new build have water and electricity during construction itself?
Yes, but only as a provisional site connection for the builders’ own use during construction — not the permanent domestic supply a homeowner actually needs once the property is finished and occupied.
What has to happen before the permanent connection is switched on?
The building generally needs its first occupation licence in place, plus an electrical installation certificate (commonly called the boletin electrico) issued by a qualified installer confirming the property’s wiring meets current regulations.
Who arranges the connection, the buyer or the developer?
For a new off-plan purchase, the developer is normally responsible for getting the property to the point where permanent connection is possible. For a resale of an already-connected property, the buyer typically just transfers the existing contracts into their own name.
What if the first occupation licence is delayed?
Without it, the permanent connection generally cannot go ahead, which is one of the practical reasons a delayed first occupation licence can leave a buyer holding a finished-looking property they still cannot properly move into.
Does the water connection follow the same logic as electricity?
Broadly yes — most municipalities also require the first occupation licence (or equivalent documentation) before authorising a permanent domestic water connection, on top of any separate technical checks the water utility itself requires.
This content has been prepared with the assistance of artificial intelligence and reviewed by María Luisa de Castro, a lawyer specialising in Real Estate Law and founder of CostaLuz Lawyers.
The information provided is general and indicative in nature. It should not be used as the sole basis for making professional, legal or investment decisions, and CostaLuz Lawyers assumes no responsibility for decisions taken solely on the basis of this content.
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