You Bought Your Property — Here's Everything That Comes Next

You've signed the escritura, received the keys, and your property is legally yours. The champagne has been drunk. Now what?

The first days and weeks after purchase involve a series of practical steps that transform your new property from a legal asset into a functioning home. Some of these are urgent (you need electricity and water), some are important for legal compliance (tax registration, empadronamiento), and some are about settling in (furnishing, meeting neighbors, learning the building's rhythms).

This guide covers everything in the order you'll need to do it. Your lawyer handles many of these items as part of their post-completion service, but knowing what needs to happen — and when — keeps you in control.

Utilities — Electricity (Luz)

If the electricity contract is in the previous owner's name, it needs to be transferred to yours. Contact the electricity company (Endesa, Iberdrola, Naturgy, or whoever supplies the property) with your escritura, NIE, Spanish bank account details (for direct debit), and a recent meter reading. If the supply was disconnected, you'll need a new contract — this can take a few days and may require a technician visit to verify the installation. Many buyers hire a gestor to handle utility transfers for €50–100 per utility.

Utilities — Water (Agua)

Contact the municipal water company (EMASA in Málaga) to transfer the water contract. Same documentation as electricity: escritura, NIE, bank details. Water supply in Málaga is generally uninterrupted during ownership transfers.

Utilities — Gas (Gas)

If the property has gas (for heating or cooking), transfer the contract with the gas provider. If there's no existing gas installation and you want one, a licensed installer will need to set up the connection and certify the installation.

Utilities — Internet and phone

Set up a new internet contract with a provider of your choice: Movistar, Vodafone, Orange, Digi, and others all offer fiber connections in most Málaga neighborhoods. Installation typically takes one to two weeks from ordering. Fiber speeds of 300 Mbps to 1 Gbps are available in most urban areas. If you need internet immediately, a 4G/5G mobile hotspot can bridge the gap.

Change the locks.

Standard practice when moving into any property. A locksmith (cerrajero) can replace or re-key the locks for €100–200. This ensures only you have access.

Home insurance (Seguro del hogar)

Arrange building contents insurance if you haven't already. If you have a mortgage, the bank requires building structure insurance at minimum. For full protection, take out a policy covering: building structure, contents, personal liability, water damage, and theft. Annual cost: €200–500 for a typical apartment, more for villas. You can shop multiple insurers or use a broker.

Register with the Comunidad de Propietarios

Inform the building's community administrator that you're the new owner. Provide your contact details, NIE, and bank details for community fee direct debits. You'll receive the community's statutes, budget, and schedule of meetings. This is also the moment to introduce yourself to the president and any neighbors you meet — first impressions matter in a shared building.

Empadronamiento (Municipal Census Registration)

Register at the Málaga City Council (Ayuntamiento) on the padrón municipal — the municipal census of residents. This is mandatory for anyone living in Spain and is required for: accessing public healthcare, enrolling children in local schools, voting in local elections (EU citizens), and various administrative processes.

You'll need your passport, NIE, and the escritura (or a rental contract if you're renting out the property and registering at another address). The registration can be done at the Ayuntamiento offices with a cita previa (appointment).

Set up direct debits (domiciliaciones)

Arrange automatic payments from your Spanish bank account for: electricity, water, gas, internet, community fees, and IBI (if the municipality offers it). This prevents missed payments while you're out of the country.

Appoint a fiscal representative (if non-resident)

If you're not a Spanish tax resident, appoint a fiscal representative to handle your annual tax obligations — the non-resident income tax (Modelo 210), IBI, and any other filings. This is typically your lawyer, a gestor, or a tax advisory firm. Annual cost: €150–300 for a single property.

Obtain a certificado digital (digital certificate)

Spain's digital certificate (certificado digital) allows you to interact with government agencies online — filing taxes, checking social security status, and other administrative tasks. It's not mandatory but extremely useful for anyone living in or managing affairs in Spain. Obtain it from the FNMT (Fábrica Nacional de Moneda y Timbre) website, then verify your identity at a government office.

Furnishing

If the property is empty, you'll need furniture, appliances, and household items. Málaga has a full range of options: IKEA (in the Málaga Nostrum shopping area), major chains (El Corte Inglés, MediaMarkt for electronics), local furniture shops, and a growing second-hand market (Wallapop app, Milanuncios, charity shops). For buyers renovating their property, the contractor can install built-in furniture (wardrobes, shelving) as part of the project.

Residency (if applicable)

If you plan to live in Spain for more than 90 days, you'll need a residency permit. EU citizens register for their green certificate (Certificado de Registro de Ciudadano de la Unión) at the extranjería office. Non-EU citizens need a visa — the Digital Nomad Visa, Golden Visa, non-lucrative visa, or another category depending on your situation. Start the residency process early — processing times vary from weeks to months.

Healthcare

Register for public healthcare (if you have residency and meet the requirements) at your local centro de salud (health center). Private health insurance is recommended for quicker access to specialists and English-speaking doctors — many international residents use a combination of public and private healthcare.

Learn the neighborhood

Introduce yourself to neighbors. Find your preferred supermarket, bakery, pharmacy, and coffee spot. Join any local groups (international meetups, sports clubs, language exchanges). If you're in Pedregalejo, pick your regular chiringuito. If you're in Centro, find your tapas route. If you're in Teatinos, locate the best park for morning walks. The neighborhood becomes home when you develop routines and relationships.

Annual taxes

Non-residents: file Modelo 210 (non-resident income tax) annually — your fiscal representative handles this. All owners: pay IBI (annual property tax, billed by the municipality, typically payable in autumn). Pay basura (waste tax). Details in our property taxes guide.

Community meetings

Attend the annual general meeting (junta general ordinaria) of your Comunidad de Propietarios. If you can't attend in person, send a proxy (delegación de voto) to another owner or your property manager. Staying engaged prevents unwelcome surprises.

Property maintenance

Regular maintenance — AC servicing, boiler checks, humidity/ventilation management (important in coastal climates), and minor repairs — keeps your property in good condition and prevents expensive problems. If you're a non-resident, consider a property management service to handle periodic checks and maintenance.

Mistake 1: Not registering on the padrón. The empadronamiento is legally required and practically necessary for many services. Do it within the first few weeks.

Mistake 2: Not setting up direct debits before leaving. If you're a non-resident who's returning home after the purchase, ensure all recurring payments are automated. A missed community fee or utility payment can escalate into disconnections or legal issues.

Mistake 3: Ignoring the building community. Your relationship with the Comunidad de Propietarios affects your daily quality of life. Attend meetings (or send a proxy), pay fees on time, introduce yourself to neighbors, and follow the building's rules. Being a good community member in Spain opens doors and makes living there genuinely pleasant.

Mistake 4: Not planning for key handover to trusted contacts. If you're a non-resident, at least one person in Málaga should have a key to your apartment — a trusted neighbor, your property manager, or your agent. Emergencies happen (water leaks, community maintenance access, delivery issues), and having someone who can enter the property on short notice prevents minor problems from becoming major ones.