Property inspection and security deposit in Valencia: check-in, fianza, check-out
A solid check-in inventory and properly registered fianza are your main legal tools if a tenancy goes wrong. Here is the complete procedure for overseas landlords in Valencia — from lease signing to deposit return.
Two documents protect you when a tenancy ends badly: the check-in inventory — signed by both parties — and the properly registered fianza. Without them, recovering repair costs from a security deposit becomes extremely difficult in Spanish courts.
Done well, the process takes a few hours and protects you for the entire duration of the tenancy. Here is exactly how to do it.
01The fianza: what the law requires
Under the LAU, the security deposit (fianza) is fixed by law:
- Residential lease (unfurnished): exactly 1 month’s rent
- Residential lease (furnished): 2 months’ rent
- Additional private guarantee (garantía adicional): up to 2 months extra, freely agreed between parties — this is separate from the fianza
You cannot ask for more than 1 month as fianza on an unfurnished let, regardless of the property’s value. Additional security must take the form of a separate contractual guarantee.
EVHA registration — mandatory in Valencia
In the Comunitat Valenciana, the landlord must deposit the fianza with EVHA (Entitat Valenciana d’Habitatge i Sòl) within 30 days of signing the lease. This is a legal obligation, not optional. Failure to comply exposes the landlord to fines.
The process: submit the relevant form (modelo de depósito de fianza) and proof of receipt online via the EVHA portal, or through a gestor who handles it as part of lease registration. The amount sits with EVHA throughout the tenancy and is returned to the landlord after the tenancy ends and the departure is documented.
02The check-in inventory: what it must contain
The check-in inventory (inventario de estado del inmueble) is the document that makes or breaks your deposit claim at checkout. It must be detailed enough to compare precisely with the property’s condition at the end of the tenancy.
Check-in inventory: minimum content
- Date, address, full names of tenant(s) and landlord/manager
- General property condition — walls, floors, ceilings, paintwork, per room
- All fixtures — doors, windows, locks, shutters, shutters motorisation, taps, light fittings
- All furniture and appliances — if furnished: list each item with condition and any existing damage
- Kitchen equipment — hob, oven, hood, dishwasher, fridge/freezer: brand, model, condition
- Bathroom condition — tiles, bath/shower, sanitary ware, taps, extractor
- Meter readings — electricity (kWh), gas (m³), water (m³) at date of handover
- Photographs — dated, per room, highlighting any pre-existing marks or damage
- Key count — number of keys handed to tenant
- Tenant signature — confirming they have received the property in the documented condition
This inventory must be an annexe to the lease contract. Both parties sign both the lease and the inventory on the same day.
💡 Photos: more than enough is not enough
The most common dispute at checkout is over pre-existing versus new damage. Take 50 photos — or 100. Every wall, every corner, every appliance control panel. Date-stamp them all. A 10-minute extra effort at check-in can resolve a €1,000 dispute in two minutes at check-out.
03During the tenancy: periodic inspections
The landlord has the right to inspect the property periodically with reasonable notice — typically 24 to 48 hours. In practice, most leases specify this. Recommended approach for overseas landlords:
- Annual inspection around the anniversary of the lease
- Inspection before any major maintenance visit
- Photo documentation at each inspection
This also allows you to address minor deterioration before it becomes a major (and more expensive) problem.
04Check-out procedure: the key steps
Tenant gives notice per lease terms (typically 1–2 months for long-term residential, shorter for temporada). Fix the check-out date in writing.
Attend the property on the day of departure (or within 24 hours). Compare condition room by room against the check-in inventory. Note all discrepancies.
Read electricity, gas and water meters. Record and photograph. Notify the utility companies of the tenancy end — or hand this to your gestor.
Count all keys returned. Sign a receipt confirming handback.
Within the legal deadline (see below), calculate deductions and return the balance. Provide itemised receipts for all deductions.
Submit departure documentation to EVHA to release the deposited fianza. Amount returned to landlord’s account within a few weeks.
05Deposit deductions: what you can and cannot claim
| Item | Deductible? | Notes |
|---|---|---|
| Damage beyond normal wear and tear | Yes | Must be documented in check-in vs check-out comparison |
| Professional cleaning if property left dirty | Yes | Keep cleaning receipt |
| Missing items (keys, inventory items) | Yes | Itemised replacement cost |
| Unpaid rent or charges | Yes | With documented proof |
| Normal wear and tear (pintura desgastada) | No | Expected over time — courts consistently reject these claims |
| Repainting after long tenancy (5+ years) | No | Considered normal wear at this duration |
| Pre-existing damage not in check-in inventory | No | If you didn’t document it, you cannot claim it |
The landlord has 1 month from the date the tenant returns the keys to return the deposit or provide an itemised deduction. Beyond this deadline, the tenant can claim interest on the retained amount.
06Why this process is best delegated
The check-in and check-out process requires physical presence: conducting the walk-through, testing each appliance, reading meters, photographing every detail, getting the tenant’s signature in person. From abroad, you are dependent on documentation that someone else compiles.
With Prodomio, both check-in and check-out are conducted by your local property manager, with a full photo report transmitted to you within 24 hours. The EVHA deposit is registered at signing and released at departure. You receive the documentation without managing any of the logistics.
Frequently asked questions
What is the fianza in Spain and how much is it?
The mandatory security deposit under the LAU. For a residential lease: 1 month’s rent. For a furnished let: 2 months. Additional private guarantee (up to 2 months extra) can be agreed separately. In the Comunitat Valenciana, the fianza must be registered with EVHA within 30 days of signing.
What should a check-in inventory include?
A complete list of all fixtures, furniture and appliances with condition, dated photographs for every room, meter readings, and signatures from both parties. It must be an annexe to the lease contract to be enforceable.
How long does the landlord have to return the deposit?
1 month from the date the tenant returns the keys. After this deadline, the tenant can claim interest on the retained amount. Deductions must be itemised with receipts.
This article is for informational purposes reflecting Valencia market and legal conditions in early 2026. It does not constitute legal advice. Consult a qualified Spanish lawyer for your specific situation.