Independent renovation control in Spain, by Arkitektismo
Renovate in Spain knowing what you sign, what you pay and what you can demand.
Renovating abroad shouldn't mean trusting a contractor blindly. BlindArk gives you the clarity you need to make every decision with confidence, from the first quote to the final payment.
Your architect in Spain, in your language.
1.9 million renovations a year
Millions of decisions that shouldn't be made blindly.
A renovation can start with excitement and get complicated by something far less visible: a vague quote, a verbal change or a payment made without properly checking progress. If you don't know how things work in Spain, the risk is even greater.
"What if I end up paying much more?"
In 2026, a Spanish Provincial Court (Audiencia Provincial de Cáceres) ruled that homeowners had to pay €25,104.52 for additional work not included in the original quote, because it was considered proven that they had accepted it.
→ BlindArk reviews the quote and makes sure every change is defined and priced in writing before it is carried out.
"What if the company disappears with my money?"
Paying too much upfront leaves you without your main tool of control.
→ We check the documents provided by the contractor and propose payments linked to milestones that can be checked with photos and documentation.
"What if I find defects once they're already covered up?"
Many important decisions stop being visible as the work progresses.
→ We identify the critical moments worth documenting and review the information received before the next payment.
"What if I can't prove what we agreed?"
On a building site, whatever isn't documented easily turns into an argument.
→ We organise quotes, changes, payments and incidents so there is a record of every important decision.
Problems on a renovation can't always be avoided. What can be avoided is discovering them when it's too late.
BlindArk puts an architect's judgement on your side.
The contractor isn't obliged to tell you this. We are.
Trust is no substitute for paperwork. Before work starts, we review the contractor's insurance, registrations and responsibilities to reduce the risk of someone else's non-compliance becoming your problem. Under Spanish law, as the owner commissioning the work (the "promotor") you still have obligations; we help you meet them with your paperwork in order.
Contractor's insurance
The contractor should have civil liability insurance and proper accident cover for their workers. Without it, the risk can fall on you as the owner. We check that this documentation is provided before work starts.
Tax and social security registration
We check that the contractor is registered with the Spanish Tax Agency and Social Security before you sign: hiring someone who isn't can have tax consequences for you as the owner.
Workers and health & safety
Workers must be properly registered and the site must comply with health and safety regulations. If there is an accident and it doesn't comply, liability can reach you as the owner.
Problems we spotted before it was too late
We don't speak from theory. We speak from experience of making decisions on site, before our clients end up paying for the problems.
*Cases of Arkitektismo clients, published with their consent. Images recreated to protect their privacy.
"There were items we didn't understand and the budget kept growing."
We reviewed every line item, spotted duplicated work and put in writing what was included before continuing.
Result: cost overruns stopped and the renovation was back under control.
Carlos and María F. — Full renovation in Sant Cugat del Vallès (Barcelona)
"At first sight, it looked well done."
During a review, we spotted a problem that would have been hidden by the finishes. It was fixed before closing up and before the next payment.
Result: the error was fixed while it could still be fixed.
Mª Ángeles and Javier M. — Full renovation in Bilbao
"When disagreements arose, everyone remembered something different."
We gathered quotes, changes and site decisions to record what had been agreed and bring order to the situation.
Result: clear decisions, defined responsibilities and less conflict.
Javier and Lucas C. — Home renovation in Tres Cantos (Madrid)
3 phases. More control over every decision.
We are not builders, site managers or renovation sellers. We are independent auditing architects. You hire the contractors directly; we tell you what to sign, draft minutes and protocols, and protect your interests without needing to visit the site. You send us documents and photos; we give you peace of mind, in your language.
Prevention — before you sign
We review the documents and give you a report on what you can and can't sign. We also provide our framework contract, drafted by our lawyers, so you start the work with clear conditions in writing.
- Line-by-line analysis of the quote
- Identification of risky clauses in the contract
- Document check of the contractor
- Framework contract drafted by our lawyers
- Protection annex with penalty clauses
- Payment plan linked to milestones that can be checked with photos and documents
- Change protocol — nothing verbal, everything in writing
Analysis — during the works
You send us photos, videos and all progress documentation. We analyse what they show, spot visible deviations and give you our technical recommendation before each payment.
- Photo and video checklist for each phase
- Analysis of installations visible in your photos and videos, before they are covered up
- Technical recommendation before each payment, only once the milestone is documented
- Change control: real cost + timing
- Early alerts on visible deviations in cost, timing or execution
- Report after each of the six checks, with an executive summary
Handover — at the end
We review the handover documentation before the final payment: we check that photos, videos and documents show that what was agreed has been completed. We leave your paperwork ready to make a claim if something goes wrong.
- Handover checklist with final photos and videos
- List of visible defects, so you can demand their repair on time
- Documentation organised for the legal guarantees that apply to your project
- Complete digital project archive
Our remote analysis is based on what the photos, videos and documents you send us show: what can't be seen, we can't assess. If the project requires it and you prefer on-site supervision, we offer site visits contracted separately. Just ask.
Your renovation in one place
Every phase of the audit is recorded and accessible. No lost files, endless WhatsApp chains or "I never got that document".
Documents always at hand. We give you a link to the platform where you'll find all the documentation — ideal if you're following the works from abroad.
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Documents on your platform
Contract, itemised quote, changes, meeting minutes, certificates. Each document with a clear status: pending signature, signed or expired.
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Photos, video and documents you send us
We analyse the photos and videos you send us and give you a report with our observations. So you can compare the before and after of each phase.
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Deadlines, payments and alerts
Milestone calendar with committed dates. Status of each payment: pending review, reviewed or with issues. You'll receive our technical recommendation before deciding whether to pay. Alerts when a deadline is approaching or a signature is missing.
Marcelo Hugo Nadela
Architect COAC 78.253/1 · Founder of Arkitektismo
Technical lead of BlindArk
Behind BlindArk there's an architect
And 35 years of seeing what can go wrong.
I'm Marcelo Hugo Nadela, an architect registered with the Architects' Association of Catalonia (COAC) under number 78.253/1, and founder of Arkitektismo.
For more than 35 years I have designed, managed and supervised building work in Spain, Italy and Argentina. This experience has taught me something essential: big problems almost never start big. They start with a vague quote, a verbal decision, an unpriced change or a payment made too early.
That's why BlindArk was born.
To put an architect's knowledge on the side of people facing a renovation without having to understand contracts, measurements, materials or building processes — or, in your case, how things work in Spain.
My job is to review, cross-check and anticipate. To explain clearly what you're signing, what you're paying for and what's worth checking before every decision.
Because a renovation shouldn't depend on blind trust.
It should rest on judgement, documentation and control.
COAC
Architects' Association of Catalonia
- Registered architect no. 78.253/1: accountable for what he signs
- Bound by a professional code of ethics and regulatory oversight
- Professional civil liability insurance
LOE
Spanish Building Act
- Contracts aligned with the LOE when your project falls within its scope
- Documentation organised so you can claim within the deadlines
- We check that the contract sets out the contractor's responsibilities
CTE
Spanish Technical Building Code
- Review of insulation and installations visible in photos and documents
- We check that installation certificates are provided (electricity, gas, plumbing)
- We alert you to the risks of inheriting an illegal or inefficient renovation
What does NOT hiring us cost?
Illustrative example: full renovation of €100,000.
€15,000
Typical cost overrun (15%)
Verbal changes and unbudgeted items, with no control.
€5,000–15,000
Lawyers + experts if there's a dispute
Legal costs are usually far higher than prevention.
€12,000
Liability as the owner without verified insurance
If the contractor isn't covered, the claim can fall on you.
Two ways to protect your renovation.
Fixed price in both cases, with no percentage of your renovation budget.
Before you sign
BlindArk Prevention
€1,500 + VAT
We review your quote and contract before you sign, so you start the work knowing exactly what you're committing to.
- Review of one quote and one contract, with up to two rounds of revisions.
- Identification of risky clauses and document check of the contractor.
- Framework contract and protection annex with penalty clauses, drafted by our lawyers.
- Milestone-based payment plan and change protocol, ready to use.
- Initial video call with our team.
- Report within 5 working days.
Covers you until the renovation contract is signed, up to 60 days from when we receive the documents. During the works, you apply the payment plan and protocol yourself.
I want PreventionFrom start to finish
BlindArk Complete
€2,400 + VAT
One fixed price to review your renovation before you sign and remotely control its most important moments, from the first quote to the final handover documents.
- Everything in Prevention.
- Up to six remote progress checks, each with a report and executive summary.
- Review of up to six payment requests before you authorise them.
- Change control and early alerts on visible deviations.
- Handover document review and complete digital file.
- Up to six months of follow-up, with no monthly fees.
Starting with Prevention?
If you decide to upgrade to Complete before signing the renovation contract, we deduct what you've already paid.
What if the works take longer?
If the works last more than six months or you need more than six checks, you can extend Complete for €290 + VAT per month. Each month includes one remote check, the review of one payment request and documentation of any incidents.
Extensions are optional and never activated automatically.
Truly independent
We take no commissions from builders or contractors. We only work for you, so our recommendation doesn't depend on who does the work.
Frequently asked questions
I live outside Spain. Can you still help me?+
Yes — that's exactly what BlindArk is designed for. The whole service is remote: video calls, written reports and an online platform with all your documents. You can follow and control your renovation in Spain from wherever you live.
Which language do you work in?+
We work with you in English, and also in Spanish, French and Italian: calls, reports and explanations. Contracts with Spanish contractors are normally signed in Spanish; we explain every clause to you in your language before you sign.
Do you need to visit the site?+
No. The whole process is remote: we analyse the photos and documents you send us. If you prefer on-site supervision, we can travel: site visits are contracted and quoted separately, depending on location and travel time.
How much does it cost?+
There are two options, both at a fixed price that doesn't depend on your renovation budget: BlindArk Prevention, €1,500 + VAT, to review your quote and contract before you sign; and BlindArk Complete, €2,400 + VAT, which covers you from the first quote to the final handover. If you start with Prevention and upgrade to Complete before signing, we deduct what you've paid.
When should I contact you?+
Ideally before you sign anything, so we can review the contract and quote from the start. If you've already signed, we can still help: we review your contract, documents and how the works are going, and give you a tailored fixed quote based on what your case needs — never higher than the price of BlindArk Complete — before you decide anything.
How quickly do you respond?+
It depends on the stage. Before you sign, we deliver the quote and contract report within 5 working days, in both Prevention and Complete, as it's the most detailed review. During the works, we review each check within 2 working days of receiving the photos, videos and documents. So you always know when you'll have our recommendation before the next payment.
How long does the service last?+
BlindArk Prevention covers you until the renovation contract is signed, up to 60 days from when we receive the documents. BlindArk Complete includes up to six months of follow-up and/or six progress checks, the usual length of a full renovation. If the works take longer or you need more checks, you can extend it for €290 + VAT per month; extensions are optional and never activated automatically.
What guarantees does the work have once finished?+
The Spanish Building Act (LOE) sets reference guarantee periods — 1 year for finishes, 3 years for installations and 10 years for structure — when the project falls within its scope. We make sure you keep the documentation you need to claim within the deadlines that apply to your case.
What if I've already had a problem with a previous renovation?+
We can review your project documents and give you our technical assessment. Expert reports for court proceedings are not included in the service, but we can guide you on the steps to take.
What kind of project does the fixed price apply to?+
Both fixed prices apply to:
- A single home.
- One or more main contractors.
- A mainly remote service.
In BlindArk Complete, the price also covers up to six months and six clearly defined checks. If more are needed, it can be extended month by month.
What's not included?+
BlindArk is independent technical control, not site management. It does not include:
- Architectural or interior design project.
- Site management or construction management.
- Health and safety coordination.
- Direct handling of permits.
- Legal advice or legal representation in case of dispute (the client hires their own lawyer).
- On-site measurements.
- Checking hidden elements through photos.
- On-site visits (available separately).
- Expert reports for court claims.
- Extraordinary negotiations or disputes already under way.
Don't start your renovation without protecting it
Tell us about your project. We'll explain how we protect you. No commitment — we reply within 24h, in your language.
What happens after you contact us
- You tell us about your renovation.
- We confirm whether BlindArk fits your project.
- You hire the service and send us the documents.
- Our team holds the initial video call.
- You receive the first review before signing.
info@blindark.com
+34 644 516 999
Arkitektismo Studio
Ptge. Lluís Pellicer 17 bis, local · 08036 Barcelona, Spain