Legal process and procedures: from the visit to the firm (purchase and rental) in Andorra (2026)

Buying or renting in Andorra without going "blindly" requires knowing what documentation you need, what to review before committing and what contract clauses to read calmly.

This guide puts a clear order to important procedures, without unnecessary technicalities.

Before falling in love with the apartment: the basics that protect you

Quick signs of “this needs to be looked at carefully”

Before moving forward, pay attention to:

• Rush by the seller or owner for no clear reason: “you have to decide today”
• Incomplete or diffuse documentation: "I'll send it to you later"
• Price well below the market: without reasonable justification
• Evasive answers about community expenses or the state of the building
• Pressure to pay reservation without written contract

According to theCollege of Notaries, most real estate conflicts arise due to incomplete documentation or haste in signing.

What should be clear from minute 1

Define before starting:

• Actual budget: price + expenses + margin (8-10% additional)
• Deadlines: when you need to enter, how much time you have to decide
• Non-negotiable essentials: parking, orientation, state, area

Being clear about this speeds up the process and avoids wasting time visitingproperties in Andorrathat will never fit.

Buy: step by step of the visit to the firm

Visit with a checklist (not with enthusiasm)

During the visit, systematically review:

1. Natural light: does the sun come in? at what time?
2. Structural state: cracks, dampness, collapses
3. Facilities: heating, hot water, windows
4. Actual distribution: hallways, use of space
5. Noise: traffic, neighbors, common areas

Don't just trust the photos. Most are made with wide angle and professional editing.

Prior review and verification of information (due diligence in human version)

Before making a firm offer, verify:

• Registry status: who is the real owner, if there are charges or mortgages
• Community debts: ask for a certificate of being up to date
• Certificate of habitability: document that proves that the home is suitable
• Energy certificate: mandatory and gives clues about future expenses
• IBI up to date: real estate tax

In Andorra, the simple registration note can be requested at the Registre de Propietats. Consult official information in theGovernment of Andorra.

Reserve and earnest money/deposits: what they mean and what should be in writing

Key concepts:

• Reserve: small amount (€500-2,000) to “set aside” the home for a few days
• Deposit or deposit: larger amount (normally 10% of the price) that formalizes the commitment

What the deposit document should include:

• Total agreed price
• Final signature deadlines
• Conditions of operation
• What happens if the buyer gives up (normally loses the deposit)
• What happens if the seller gives up (usually returns double)
• Inventory of what is included (furniture, appliances)

Everything in writing. Verbal promises protect no one.

Signature and delivery: the last review before the “ok”

Before signing before a notary:

• Check that the final document matches what was agreed upon in the deposit
• Check that all supplies are registered
• Check the final condition of the home (if it is a resale)
• Make sure you have all the keys (portal, apartment, mailbox, storage room, parking)
• Check that the seller delivers all the promised documentation

Once signed, there is no turning back.

What to check in a home before buying (inspection checklist)

Actual condition: humidity, windows, heating/insulation, installations

Humidities:

• Stains on ceilings (especially attics)
• Walls with chips or mold
• Corners and bottoms of windows
• Bathrooms and kitchen (wet areas)

Windows:

• Double or triple glass (essential in Andorra)
• Hermetic closures
• State of frames and sealing

Heating:

• System type (individual, central, underfloor heating)
• Real operation (asks to turn it on)
• Estimated consumption (ask the owner)

Isolation:

• Exterior wall thickness
• street noise
• Indoor temperature without heating

According to theInstitute for Energy Diversification and Saving, poor insulation can increase energy consumption by up to 40%.

Distribution and daily use: what is not noticeable in photos

• Corridors: meters that are not used
• Built-in wardrobes: real storage capacity
• Bedroom orientation: if the sun shines, if there is noise
• Kitchen: work space, ventilation
• Bathrooms: natural or forced ventilation

Imagine your daily routine in that home, not just the day of the visit.

Community and associated expenses: what then weighs

Ask to see:

• Latest minutes of the community (minimum 2 years)
• Annual expense budget
• Pending or planned works
• Recurring conflicts

A problematic community can make a perfect home unbearable.

Documentation to purchase: what they will ask you for and what you should ask for

Buyer documentation (to be agile)

They will ask you:

• Valid DNI or NIE: in Andorra you will need NIE if you are a foreigner
• Proof of income: payroll, income tax return, company certificate
• Bank pre-approval: if you need a mortgage
• Tax identification number: for tax procedures

Having it prepared from the first contact conveys seriousness and speeds up everything.

Property documentation (to avoid surprises)

You must receive from the seller:

• Property deed: document that certifies ownership
• Updated simple registry note: legal status of the property
• Encumbrance certificate: confirms that there are no outstanding mortgages
• Certificate of occupancy: mandatory for transmission
• Energy certificate: mandatory for years
• Up-to-date IBI receipts: real estate tax
• Up-to-date community certificate: no outstanding debts
• Community statutes: if it is an apartment or semi-detached

«Equivalent simple note»: how to ask for what you need

In Andorra, the document equivalent to the Spanish simple note is requested at the Registre de Propietats (Andorran Property Registry).

Specifically ask for:

• Current ownership
• Registry charges
• Current mortgages
• Any preventive note

This document is essential to know the real legal situation before committing.

Renting: how to read a contract without overlooking what is important

Duration, extensions and early departure

Key clauses:

• Minimum duration: usually 1 year (sometimes 2)
• Renewal: automatic or voluntary
• Notice: how many months in advance you must give notice (normally 1-2)
• Penalty for early departure: normally 1-2 monthly payments

Read this calmly. Leaving a rental early can cost you dearly.

Bond, guarantees and down payments: what is reasonable and what to ask

Usual payments when signing a rental in Andorra:

• First month: in advance
• Deposit: 1-2 monthly payments (returned at the end if everything is fine)
• Management expenses: if there is an intermediary (optional)

Typical initial total: 2-3 monthly payments

Any request much longer (4-5 months) deserves explanation.

Repairs and maintenance: who is in charge of what

Normally:

• Owner: structure, general facilities, appliances included
• Tenant: small repairs, daily maintenance, light bulbs, cleaning

It must be specified in the contract. If not, negotiate before signing.

Inventory, condition of the apartment and delivery of keys (ordered or problems)

If the home is furnished:

• Detailed inventory with status of each item
• Dated photos of everything (protects both parties)
• Appliances: brand, model, condition
• Previous documented defects

At the exit, it is compared with this inventory. Without it, any damage can be attributed to the tenant.

Key questions to the real estate agent (to avoid wasting time)

Questions that clarify the “why” of the price and status

About the price:

• Why is the owner selling?
• How long has it been on sale?
• Have there been price drops?
• What comparables justify this price?

About the status:

• When was the last renovation done?
• Is there pending work on the building?
• How old are the facilities?

Questions about expenses, community and actual conditions

• How much exactly is the monthly community?
• What does it include? Are there any extraordinary expenses planned?
• How much do you consume approximately for heating in winter?
• Is parking and storage included or are they separate?
• What orientation does it have exactly?

Check out filtered optionsapartments with parking in Andorrato compare.

Questions about deadlines, reservations and what happens if something goes wrong

• What documentation do I need to reserve?
• How much time do I have to decide after visiting?
• What happens if the financing does not go ahead?
• Are there any other interested parties currently?
• How long does the entire process usually take?

A professional agent answers all these questions without evasiveness. If you drag your feet, it's a warning sign.

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We guide you to sign safely

Tell us if you are going to buy or rent, in which area and your deadlines, and fromVersus AndorraWe explain what documentation to prepare, what to review before signing and how to avoid last-minute surprises.

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