The Ultimate Pre-Rental Inspection Checklist: 50+ Items to Check in a Cuenca Property to Avoid Costly Surprises

The Foundation: Structural Integrity & Exterior

1. Building Exterior: Look for significant vertical cracks in walls, not just hairline fractures. Is paint bubbling or peeling, indicating humedad (dampness) seeping through?
2. Roof (Tejas): From the street, look for missing, cracked, or slipped clay tiles (tejas). A single missing tile can lead to severe interior leaks during a Cuenca downpour.
3. Gutters & Downspouts: Are they clogged with debris or pulling away from the building? Poor drainage is a primary cause of foundation issues and ground-floor dampness.
4. Foundation: Check the base of the building for water stains or crumbling mortar.
5. Walkways & Patios: Are they level? Uneven surfaces can be a sign of ground settling.
6. Balconies/Terraces: Vigorously shake the railings. Are they secure? Look for rust at the connection points.
7. Exterior Lighting: Check all outdoor fixtures. Functioning lights are a key security feature.
8. Pest Signs (Exterior): Look for termite mud tubes along the foundation or ant colonies.
9. Property Drainage: Does the ground slope away from the building, or toward it? Pooling water is a major red flag.

The Heart of the Home: Interior Systems & Surfaces

Plumbing & Water Systems—Cuenca's Achilles' Heel

10. Water Pressure (All Taps): Turn on every faucet and shower simultaneously. Does the pressure drop dramatically? This can indicate undersized pipes or municipal supply issues in the neighborhood.
11. Hot Water Supply: Most Cuenca homes have an on-demand gas water heater (calefón). Does it ignite immediately? Run the hot water for at least two minutes. Does it stay consistently hot, or does it fluctuate? Check that the calefón is properly ventilated to the outside—improper ventilation is a serious carbon monoxide risk.
12. Drainage (All Sinks & Showers): Fill sinks and tubs halfway, then pull the plugs. Watch for slow drains or gurgling sounds, which signal a partial blockage.
13. Toilet Flush & Seal: Flush every toilet. Look for any water seeping from the base after the tank refills.
14. Leaks Under Sinks: Use your phone's flashlight. Look for active drips, chalky residue, or dark water stains on the cabinet floor.
15. Visible Pipe Condition: Check any exposed pipes for green (copper) or orange (iron) corrosion.
16. Water Filtration: If a filter is present, ask for proof of the last time the cartridge was changed. They are often neglected.

Electrical Systems & Utilities

17. Light Switches & Outlets: Flick every switch. Bring a phone charger and test a representative number of outlets in each room. Pay special attention to outlets that look discolored or loose.
18. Breaker Box (Caja de Breakers): Locate it. Is it modern with switches, or an old, problematic fuse box? Are the circuits clearly labeled? Any signs of scorching are an immediate deal-breaker.
19. GFCI Outlets: In kitchens and bathrooms, press the "TEST" button on the GFCI outlets. They must trip the circuit. Then press "RESET." If they don't work, it's a non-negotiable safety repair.
20. Stove Type & Cost: This is a critical, often-overlooked budget item. Is it a gas stove or induction (cocina de inducción)?
    • Hyper-Specific Detail #1: A gas stove uses a propane tank (bombona de gas) that costs a subsidized ~$2.50 and lasts a couple 1-2 months. An induction stove runs on electricity and will add $25-$40 per month to your bill from the local utility, CENTROSUR. This single detail can change your monthly budget significantly.
21. Internet/Cable Connections: Identify the physical connection points.
    • Hyper-Specific Detail #2: Before you sign, check service availability for that specific address with providers like Puntonet or the municipal company, ETAPA. In hillside areas like Turi or on the city's outskirts, high-speed fiber optic (fibra óptica) may not be available, leaving you with less reliable radio-link internet. Confirming serviceability is a non-negotiable step.

Walls, Floors, Ceilings & Structure

22. Wall & Ceiling Condition: Look closely for faint, brownish water stains (manchas de agua) or bubbling paint, especially on top floors or below bathrooms. Note any areas that look recently patched or painted—it could be covering up a recurring mold (moho) or dampness (humedad) issue, a common problem in Cuenca's climate.
23. Floor Condition: Walk the entire space. Are there soft spots in wood floors? Are tiles cracked or is the grout missing?
24. Paint Condition: Note any significant scuffs, chips, or damage. This will be compared against your move-out inspection.
25. Doors & Windows: Open and close every single one. Do they seal properly, or can you see daylight around the frame? Drafty windows will make for chilly nights and higher heating costs.
26. Locks: Test every lock on every exterior door and window. Do the keys turn smoothly?

Kitchen & Bathrooms

27. Cabinets & Drawers: Do they open smoothly and close flush? Check for broken hardware.
28. Countertops: Look for heat cracks near the stove or knife cuts.
29. Included Appliances (Stove, Fridge, etc.): Turn on every burner. Test the oven. Check that the refrigerator and freezer are cold. Don't assume they work just because they're plugged in.
30. Bathroom Ventilation: Is there a working exhaust fan or a window? Proper ventilation is the only defense against mold in a bathroom.
31. Shower Enclosure: Check for missing grout or failed silicone seals around the base. This is a primary source of slow leaks into adjacent rooms.

Safety & Final Checks

32. Pest Signs (Interior): Look for rodent droppings in the back of cabinets, under sinks, or for cockroach activity.
33. Smoke/CO Detectors: Most Cuenca apartments do not have them. If present, test them. If not, plan to install your own battery-operated units immediately.
34. Security: Are there security bars (rejas) on ground-floor windows? How many locks are on the main door? Is there a building porter (conserje)?
35. Noise Levels: If possible, visit at different times. Is the neighbor's dog a problem? Is it on a major bus route? Listen.
36. Cell Phone Reception: Walk through the apartment while on a call. Some concrete buildings have significant dead zones.
37. Storage Space (Bodega): Assess closets and any available external storage units. Is it sufficient for your needs?

The Lease Agreement: Your Legal Protection

• Lease Duration: In desirable expat areas (El Centro, El Vergel, Puertas del Sol), the standard lease is for one year (un año). Shorter-term leases are rare and landlords often charge a 15-20% premium if they agree to one.
• Security Deposit (Garantía): The standard is one month's rent. Do not pay two months unless it's an exceptional, high-end property.
  • Hyper-Specific Detail #3: By law (Ley de Inquilinato), the landlord has a defined period after you vacate to return your deposit. However, the reality is that many landlords will invent reasons to keep it. Your absolute best defense is a detailed move-in report (acta de entrega-recepción) with dated photos and videos of every room and every pre-existing flaw, signed by both you and the landlord. This document is your leverage.
• Key Clauses to Scrutinize:
  • Hyper-Specific Detail #4: Look for the cláusula de terminación anticipada (early termination clause). A standard Ecuadorian lease often requires the tenant to pay the entire remaining balance of the lease if they leave early. As a negotiator, I always strike this and replace it with a penalty equivalent to one or two months' rent, with 60 days' notice. This is a critical point of negotiation.
  • Prohibición de subarrendar (prohibition of subletting): This is standard. Do not expect to be able to Airbnb your apartment.
  • Repairs (Reparaciones): The lease should clearly state that the landlord is responsible for major repairs to plumbing, electrical, and structural systems, while the tenant is responsible for minor upkeep.

⚠️ The Costliest Mistake You Can Make

Rushing the process is financial suicide. You sign a lease based on emotion, only to discover the water heater is faulty ($300 replacement), the apartment is on a street that floods during heavy rains, or the lease legally traps you for a full year. The "gringo price" isn't just about paying too much rent; it's about the hundreds or thousands you'll lose on unexpected repairs, utility overages, and forfeited deposits.

Your best defense is an expert on your side.

Secure Your Cuenca Home with Confidence

Don't navigate this critical process alone. Book a personalized home-finding consultation with me today, and let's find your perfect Cuenca home the right way—safely and securely.