Renting with three children: what we checked the second time round

Our first flat was a mistake with a sea view. Big, bright, glorious in summer — and from November so damp and cold that we wore jackets in the living room. We chose the second one using a list that grew out of exactly those mistakes.

The contract: larga temporada or temporada

This is the most important distinction, and it isn't always clearly stated in the listing.

Larga temporada is a standard residential tenancy. It falls under Spanish tenancy law, which gives tenants a multi-year right to extend — generally five years with private landlords, longer with companies. That's the contract a family wants.

Temporada is a seasonal or fixed-term let: nine months, eleven months, "for the winter". It costs more per month, ends on the agreed date and gives you no right to extend. For many coastal owners it's more attractive, because they can charge tourists more in summer. For you it means house hunting in May, with three children, mid-school-year.

What housing really costs

On top of the rent come several items that add up:

• Fianza — the statutory deposit, normally one month's rent. Many landlords also want an additional security of one to two months.
• Electricity — the biggest variable, especially in winter (see our own piece) and in August when the air conditioning runs.
• Water — comparatively cheap, usually billed every two months.
• Basura — the municipal refuse charge, annual or half-yearly.
• Gastos de comunidad — the complex's service charge. Usually the owner's responsibility for rentals, but confirm it.
• Internet — fibre is available all along the coast and cheaper than in Germany.

Town centre or urbanización?

This is the decision that shapes family life most.

In town means: walk to school, neighbourhood children on the street, bakery and pharmacy round the corner, a Spanish environment — and in exchange less space, street noise and harder parking.

In an urbanización means: pool, garden, quiet, more square metres for your money — and in exchange the car for everything, fewer spontaneous encounters, and often a more international and therefore more English-speaking environment.

We started in an urbanización and moved into town. The reason was language: in the complex our children played almost exclusively with other newly arrived children, in English. In town that flipped within a few months. If you're staying one or two years, the complex may be the more comfortable choice. If you want to arrive, go into town.

Our viewing checklist

We now walk into every flat with this list and ask everything out loud:

1. Damp. Corners behind furniture, external walls, the bathroom, window reveals. Fresh paint on one single wall is a warning sign.
2. Heating. Is there any way to heat at all? Air conditioning with a heat pump counts; a single electric radiator does not.
3. Orientation. Where is the sun in January? A phone compass helps.
4. Windows. Double glazing isn't a given on this coast. Where it exists you save in winter and sleep better in summer.
5. Insect screens. Sounds minor, isn't — mosquitoes are a thing here from May to October, especially with small children.
6. Water pressure and hot water. Turn on every tap. With five people in the morning it is not a detail.
7. Kitchen size. Spanish kitchens are often small. With three children you cook differently.
8. Noise. Come back once in the evening. Beach bars and air conditioning compressors sound different at 10 pm than at 11 am.
9. The school run. Walk it, with your child, at school time.
10. Internet. Ask about provider and line if anyone works from home.

When to look, and negotiating

Look in winter. Between October and February the supply of long-term rentals is greatest, because the summer letting season is over. Prices are negotiable then; in June they are essentially not.

Negotiating is normal and expected. What works: offering a longer commitment, evidencing that you can pay (employment contract, bank statements), and showing up in person. What doesn't: asking for a discount by email. This coast runs on personal contact, including in renting.

What we'd do differently

We would again choose the school first and rent inside its catchment. We would view in January, not July — winter shows you what a building is worth. And we would treat the first rental deliberately as an interim solution: six to twelve months to get to know the area, then decide properly. Which is exactly what we ended up doing, just involuntarily.

Common questions

When are the best places available?

In winter. Between October and February supply is highest and prices lowest. Look in June and you're competing with tourism.

What are gastos de comunidad?

The service charge for the complex — pool, garden, lift, cleaning. For rentals the owner usually pays, but put it in writing. For houses in complexes it can be a substantial figure.

Do you need an agent?

Not necessarily, but without Spanish and local knowledge it's hard work. Check who pays the commission — the rules have changed in recent years.

Everything here is our own experience, not legal advice. Authorities change rules, prices and forms constantly — always check the official site of the relevant office before an appointment.