How to Conduct a Thorough Property Inspection in Arequipa: A Checklist for Foreign Buyers

As a foreign investor or expat seeking property in Arequipa, Peru, the allure of the "White City" is undeniable. However, navigating the local real estate market demands meticulous due diligence, far beyond merely admiring the sillar architecture. A comprehensive property inspection is not just a recommendation; it is an indispensable step to safeguard your investment and avoid unforeseen complications, both structural and legal.

This authoritative guide, crafted by a licensed Peruvian real estate broker, provides a step-by-step checklist to ensure your property inspection in Arequipa is exhaustive, addressing both physical condition and crucial legal aspects unique to Peru.

Phase 1: Pre-Inspection Due Diligence – The Paper Trail Review

Before you even step foot into a property, a significant portion of your "inspection" should be dedicated to its legal and administrative history. This preliminary documentation review will highlight potential red flags and inform your physical inspection.

1. Review the Title Deed (Escritura Pública):

   • S.U.N.A.R.P. Registration (Superintendencia Nacional de los Registros Públicos): Verify the property's registration at S.U.N.A.R.P. This is paramount for confirming legal ownership and that the property's recorded description aligns with the reality. Ensure the seller is the legal owner and that the property description matches.
   • Liens and Encumbrances: A S.U.N.A.R.P. search (often via a "Certificado Registral Inmobiliario - CRI") will reveal any mortgages, easements, embargoes, or other legal restrictions on the property. Do not proceed with a physical inspection until you understand the property's legal status.
   • Property History: Check for previous transfers of ownership, which can sometimes indicate issues or complexities.

2. Building Permits (Licencia de Construcción) & Occupancy Permits (Licencia de Ocupación / Conformidad de Obra):

   • Legality of Construction: Verify that the existing construction matches the plans approved by the municipality and that all expansions or modifications have corresponding permits. Unauthorized construction can lead to significant fines and legal challenges, including demolition orders.
   • Declaration of Construction (Declaratoria de Fábrica): Ensure that the actual built area and any additions are formally registered with both the municipality and S.U.N.A.R.P. Discrepancies between the physical property, municipal records, and S.U.N.A.R.P. registration are extremely common in Peru and must be fully resolved and registered by the seller before any purchase agreement is finalized. Failure to do so can severely complicate future sales or even lead to ownership disputes.

3. Property Tax Receipts (Autoavalúo & Impuesto Predial):

   • Payment Status: Demand proof that all municipal property taxes (Impuesto Predial, based on the Autoavalúo or self-appraisal) and public service charges (Arbitrios Municipales) are up-to-date. Outstanding debts are tied to the property and become the responsibility of the new owner. A "Certificado de No Adeudo" from the municipality is essential.
   • Valorization: Compare the declared Autoavalúo (taxable value) with the asking price and your own market assessment. Be aware that the Autoavalúo often significantly undervalues the actual market price in Peru.

4. Utility Bills (Water, Electricity, Gas):

   • Debt Check: Request copies of recent utility bills (SEDAPAR for water, SEAL for electricity, and potentially distributors like PETROPERÚ or local gas companies for piped natural gas or balones de gas). Ensure there are no outstanding balances, as some utility providers may transfer prior debts to the new owner. High or erratic bills could also indicate underlying issues (e.g., leaks, inefficient appliances).

5. Cadastral Certificate (Certificado Catastral):

   • Dimensions & Boundaries: This official document, obtained from the municipality, provides the precise dimensions and boundaries of the property. Compare it meticulously with the title deed (Escritura Pública) and the physical boundaries during your on-site visit. Any discrepancy is a significant red flag that must be clarified and resolved by the seller.

Local Context/Warning: Historic Properties in Arequipa

Arequipa's historic center is a UNESCO World Heritage site, famous for its magnificent sillar (volcanic white stone) architecture. If you are considering a property within or near the Centro Histórico, be acutely aware of stringent regulations:

• Modification Restrictions: Exterior modifications, structural changes, or even certain paint colors may be severely restricted or require extensive permits from the Ministry of Culture (Ministerio de Cultura) and the local municipality. Unauthorized alterations can result in hefty fines and forced restoration to the original state.
• Maintenance Obligations: Owners of historic properties often have specific maintenance obligations to preserve the architectural heritage.
• Professional Expertise: Engaging an architect specializing in historic preservation is non-negotiable for these properties. They understand the specific challenges of sillar (its porosity, susceptibility to seismic stress over time, and unique maintenance needs) and the complex regulatory framework.

Phase 2: The On-Site Physical Inspection – Your Comprehensive Checklist

This phase requires a keen eye, a structured approach, and ideally, the assistance of a qualified local architect or civil engineer. Never rely solely on your own assessment, especially in a foreign market.

Essential Tools:

• Flashlight
• Tape measure
• Camera/smartphone (for detailed photos)
• Notebook and pen
• Small ball (for checking level floors)
• Outlet tester (if you have one)
• Moisture meter (highly recommended)

A. Exterior Inspection:

1. Roof & Drainage:

   • Type & Condition: Identify roof material (e.g., teja - tile, losa - concrete slab, metal). Look for cracked tiles, missing shingles, rust, or pooling water on flat roofs.
   • Gutters & Downspouts: Are they clear, properly sloped, and securely attached? Blocked drainage leads to water damage.
   • Overhangs/Eaves: Check for rot, water stains, or pest entry points.
   • Water Tanks (Cisternas & Tanques Elevados): Inspect condition, signs of leaks, cleanliness, and the functionality of their pumps. Peruvian homes often rely on these for water storage and pressure.

2. Walls & Facade:

   • Cracks: Distinguish between superficial plaster cracks (cosmetic, common) and structural cracks (diagonal, wide, extending through masonry or foundation, often indicating foundational issues or seismic stress). Sillar walls can show unique stress patterns.
   • Dampness/Efflorescence: Look for dark spots, peeling paint, or white powdery residue (efflorescence) indicating moisture penetration, often a result of poor exterior drainage or rising damp.
   • Paint/Sillar Condition: Is the paint peeling? Is the sillar eroded or stained?
   • Ventilation Openings: Ensure they are clear and screened.

3. Foundations & Ground Level:

   • Visible Foundation: Look for cracks, signs of settling, or moisture wicking up from the ground.
   • Ground Slope: Does the ground slope away from the house to ensure proper drainage?
   • Retaining Walls: If present, inspect for cracks, bulging, or leaning.

4. Windows & Doors:

   • Frames & Sills: Check for rot, rust, cracks, or gaps.
   • Glass: Cracked panes, foggy double-glazing (if applicable).
   • Operation: Do they open, close, and lock properly?
   • Security: Are windows and doors secure and robust? Are rejas (iron grates), very common in Arequipa for security, well-maintained and securely fastened to the structure?

5. Perimeter & Boundaries:

   • Fences/Walls: Inspect for stability, cracks, and alignment with property lines (cross-reference with cadastral plans).
   • Gates: Check operation and security.

B. Interior Inspection:

1. Structural Integrity (Overall):

   • Major Cracks: Re-evaluate any significant cracks observed from the exterior, especially in load-bearing walls, ceilings, and floors. Any crack that is wide (e.g., >3mm), diagonal, or extends through the wall warrants immediate professional assessment.
   • Sagging/Bowing: Look for sagging ceilings, bowing walls, or uneven floors. Use your ball to check floor levelness.
   • Evidence of Seismic Damage: Arequipa is located in a seismically active zone. Look for repaired cracks, uneven floors, or structural distortions that might indicate past earthquake damage, which may or may not have been properly mitigated.

2. Walls & Ceilings:

   • Dampness & Mold: Inspect corners, areas near plumbing, and under windows for water stains, peeling paint, bubbling plaster, or mold growth. Use your moisture meter.
   • Ceiling Texture: Popcorn ceilings, if present, can sometimes indicate older construction or past repairs.
   • Light Fixtures: Check for flickering, exposed wiring.

3. Flooring:

   • Tiles: Check for loose, cracked, or missing tiles.
   • Wood/Parquet: Look for warping, squeaks, gaps, or signs of pests (termites).
   • Carpet: Stains, wear, odors. Lift a corner if possible to check subfloor for moisture.

4. Plumbing System:

   • Water Pressure & Drainage: Turn on all faucets (hot and cold) and flush all toilets. Check water pressure and ensure drains are clear and efficient.
   • Leaks: Inspect under all sinks, toilets, and around the water heater for any signs of leaks or water damage.
   • Water Heater (Terma): Note its age, type (electric, gas, solar), and condition. If gas, ensure proper ventilation and safe installation.
   • Pipes: Look for visible corrosion, sweating pipes, or amateur repairs.
   • Septic Tank (if applicable): If not connected to the municipal sewer system, inquire about the septic tank's last service, capacity, and current condition.

5. Electrical System:

   • Circuit Breaker Panel (Tablero Eléctrico): Inspect its age, capacity (amperage), and organization. Look for frayed wires, signs of overheating, or makeshift repairs.
   • Outlets & Switches: Test a representative number of outlets and switches for functionality. Ensure there are adequate outlets for modern use.
   • Wiring: Look for exposed, old, ungrounded, or deteriorated wiring.
   • Grounding: Many older Peruvian homes, especially those not recently renovated, lack proper grounding, which is a significant safety hazard that must be addressed.
   • Local Context/Warning: Peruvian electrical systems, especially in older properties, may not fully meet modern international safety standards. Power surges can also be common in some areas of Arequipa, suggesting the need for surge protection. A full inspection by a certified local electrician is critical.

6. Kitchen & Bathrooms:

   • Cabinets & Countertops: Check condition, alignment, and signs of water damage.
   • Appliances (if included): Test functionality (stove, oven, extractor fan, dishwasher).
   • Fixtures: Sinks, toilets, showers, bathtubs – check for leaks, cracks, and proper installation.
   • Ventilation: Ensure bathrooms have adequate ventilation to prevent mold and dampness.

7. Ventilation & Odors:

   • Airflow: Note areas with poor airflow, which can lead to condensation and mold.
   • Unusual Odors: Musty smells indicate moisture/mold. Persistent sewage smells suggest plumbing or drainage issues.

8. Security Features:

   • Locks: Test all door and window locks.
   • Alarms/Intercoms: If present, test functionality.
   • Exterior Lighting: Essential for security.

C. Utilities & Services:

1. Water: Verify connection to public water supply (SEDAPAR) or alternative source.
2. Electricity: Verify connection to public grid (SEAL).
3. Gas: Is the property connected to piped natural gas (if available in the area, typically from Gas Natural Fenosa or similar local distributor) or does it rely on refillable gas cylinders (balones de gas)? If using cylinders, check their storage location, ventilation, and the condition of gas lines and connections.
4. Sewerage: Connected to the public sewer system or a septic tank?
5. Internet/Cable: Inquire about connectivity options and infrastructure.

D. Pest Infestation:

1. Termites (Termitas): Look for mud tubes, wood damage (hollow sound when tapped), discarded wings, or droppings. Termites and wood borers (polilla) are common in wood structures and furniture.
2. Rodents: Droppings, gnaw marks, nests.
3. Other Pests: Unusual insects, nests, or web presence.

Phase 3: Post-Inspection Actions

Once the physical inspection is complete, do not rush.

1. Review Findings with Your Experts: Sit down with your chosen architect or engineer. Discuss all identified issues, prioritize them, and understand their implications.
2. Obtain Repair Estimates: For any significant defects, request detailed quotes from qualified local contractors. This will provide leverage for negotiation.
3. Negotiate with the Seller: Use the inspection report and repair estimates to negotiate the purchase price or request the seller to undertake repairs prior to closing.
4. Re-Inspect (if necessary): If significant repairs are agreed upon, arrange a follow-up inspection to verify the quality and completeness of the work before final closing.

The Professional Advantage: Why a Local Expert is Essential

For foreign buyers, navigating property inspections in Arequipa without local, qualified assistance is a significant risk. A reputable Peruvian architect or civil engineer will:

• Understand Local Construction Norms: They are familiar with typical Peruvian building materials, methods, and quality standards, which may differ significantly from your home country.
• Identify Common Local Issues: They are acutely aware of the specific challenges of Arequipa's climate and seismic activity, the particular maintenance requirements of sillar, and common construction practices or shortcuts sometimes observed in local builds.
• Interpret Peruvian Regulations: They can advise on compliance with municipal codes, zoning laws, and historic preservation rules, which are often intricate.
• Provide Unbiased Assessments: As independent professionals, they offer objective advice on the property's condition and potential repair costs, protecting your interests.

⚠️ Legal Notice: Consult a Local Lawyer. This guide provides general information for educational purposes and is not legal advice. Peruvian property law is complex and constantly evolving. You must engage a qualified, independent Peruvian real estate lawyer to conduct thorough legal due diligence, review all contracts, and guide you meticulously through the purchase process to protect your interests.

Ready to find your ideal property in Arequipa? Let us guide you through the journey with expert local insights and unwavering support. Visit ArequipaRealEstate.com today to explore our listings and connect with trusted local professionals.