Case #SPP-2026-001 — Promotora Ejemplo, Costa Blanca
Dutch buyer · €200,000 purchase · 21 months without habitability documentation · electricity disconnected · tenant in hotel · documented damages €50,000 and growing.
Summary
On 26 August 2024, a Dutch buyer signed the public escritura for apartamento Proyecto Ejemplo in Urbanización Ejemplo, Costa Blanca () — purchased from Promotora Ejemplo S.L. for a total of €200,000 (incl. IVA). The property was sold as terminada de obra with the contractual promise that the architect would issue a habitability certificate if the Licencia de Primera Ocupación had not been granted at delivery.
Twenty-one months later, neither the Licencia de Primera Ocupación nor the architect's certificate has been delivered. On 21 April 2026, the electricity supply was disconnected by the distribution operator i-DE — citing the absence of a definitive registration of the supply, which itself depends on the LPO. The tenant at the property has been in hotel accommodation since.
2. No Licencia de Primera Ocupación after 21 months from escritura
3. No tourist licence (administratively dependent on LPO)
4. Active rental income loss and hotel costs accumulating daily — per Spanish jurisprudence, 3-6 months is the reasonable LPO term; Promotora Ejemplo stands at 21 months ≈ 7× reasonable term
Parties
| Buyer | Koper (voorbeeld) (Netherlands) — NIF available in restricted lawyer zone |
|---|---|
| Seller | Promotora Ejemplo S.L. — CIF (voorbeeld) — C/ Princesa 2, 28008 Madrid |
| Notary | [Notarial protocol available on request via lawyer zone] |
| Distributor (electricity) | i-DE, Redes Eléctricas Inteligentes S.A.U. |
| Supplier (electricity) | Iberdrola Clientes S.A.U. — CIF A95758389 |
| Buyer's legal counsel | Spanish law firm in Alicante |
Timeline
| 27 October 2023 | Reservation signed · €6,000 paid |
|---|---|
| 20 November 2023 | Preliminary purchase contract signed · €44,875 paid |
| 26 August 2024 | Public escritura · final €152,625 paid · total €200,000 |
| October 2024 | First defects reported · no acta de recepción issued |
| May 2025 | Verbal commitment from Promotora Ejemplo management — no written confirmation |
| December 2025 | Promotora Ejemplo staff confirms via WhatsApp that LPO has not been filed (15 months after escritura) |
| 21 April 2026 | Electricity disconnected — obra status expired (contract cancelled 2024) |
| ±9 May 2026 | Independent real-estate broker (on behalf of buyer) phones Promotora Ejemplo regarding Iberdrola contract cancellation. The distributor i-DE cites the absence of definitive registration of the supply, which depends on the LPO. Transfer documentation between promoter, distributor and supplier is under review. |
| 22 May 2026 | Independent broker actively mediating since ±9 May with i-DE (distributor) and Iberdrola Clientes (commercial supplier), via a contact at an authorised electrician — internal resolution path due to technical complexity. |
| 22 May 2026 | Public dossier published — counter-statement invited |
| 28 May 2026 | Formal letter to Promotora Ejemplo — buyer requests clarification on (a) status of the Iberdrola/i-DE expediente, (b) habitation certificate / LPO situation, (c) the pergola issue, and (d) a realistic resolution timeline. Buyer formally reserves all damages. See Correspondence. |
| 28 May 2026 | Formal letter to community administrator (administracion@aflaglorieta.es) — buyer requests clarification per-block vs per-property handling, formal notification to owners regarding pergolas, coordinated resolution plan, timeline, identity of Presidente de la Comunidad, and meeting minutes / official notices on pergolas and LPO. See Correspondence. |
Evidence on file
Documentation supporting this case is available in two forms: anonymised public summaries (below) and full non-redacted originals available to authorised legal counsel through the restricted lawyer zone.
Preliminary purchase contract
20/11/2023 · 9 articles · €185,000 + 10% IVA
Public escritura
26/08/2024 · Notarial protocol on file
Iberdrola supply contract
CUPS ES0021000043131439EL · disconnected 21/04/2026
WhatsApp correspondence
~340 messages over 19 months · 6 fragments published
Bank statements
3 transfers to Promotora Ejemplo totalling €200,000
Hotel invoices (tenant)
32 nights at €80/night since 21/04/2026
Damages calculation
| Tenant hotel accommodation | 32 nights × €80 = €2,560 |
|---|---|
| Mandatory electrical inspection (self-funded) | €500 |
| Gross rental potential — low/mid/high season (4+4+4 months × €1,500/€2,500/€5,000) | €36,000/year |
| Received fixed-tenant rent (fallback — no tourist licence possible) | −€11,400/year (€950/month) |
| Net rental loss per month | €2,050/month |
| 21 months net rental loss since escritura (26-08-2024) | €43,050 |
| May 2026 — fixed tenant did not pay (additional loss) | €950 |
| Generator, legal, travel, communication | ±€5,000 |
| Total documented direct damages | €50,000 |
| Ongoing damages per month while LPO not granted | €2,050/month net rental loss |
| Ongoing damages per month while electricity disconnected (tenant in hotel) | €2,400/month (€80/day × 30) |
| Expected LPO timeline per legal advice | possibly only 2027 — i.e. €31,150+ additional damages until resolution |
Correspondence — 28 May 2026
Two formal letters were sent on 28 May 2026 — one to Promotora Ejemplo, one to the community administrator of the urbanización. Both are reproduced below verbatim; personal identifiers (name, NIF, full supply address) have been redacted for the public version. Originals are available to authorised legal counsel via the restricted lawyer zone.
Letter 1 — To Promotora Ejemplo
Titular y NIF: [redacted] · Dirección suministro: [redacted]
Dear Sir/Madam,
As I mentioned previously, I am completely done with this entire situation and the ongoing chaos surrounding my property. I have tried to remain patient for a very long time, but after more than two years of unresolved problems and more than 35 days without electricity for my tenant, I will now fully pursue all possible legal and financial actions regarding this matter.
The explanation I recently received can be summarized as follows today:
- The documentation regarding the electricity connection was incorrect from the start.
- Not only an electrician but also an electrical engineer had to be hired because Iberdrola requires additional technical documentation.
- It appears that Promotora Ejemplo never properly closed the file relating to the construction electricity supply.
- As a result, the process now has to be rebuilt almost from scratch as if it were a completely new electricity connection.
- It has also been confirmed to me that there is still an open expediente/file between Promotora Ejemplo and Iberdrola.
- I have been informed that there is daily contact with Iberdrola, the electrician and the engineer in order to finally solve the issue.
In addition to this, I now also understand that the habitation certificate/LPO issues are allegedly connected to pergolas within the urbanization. However, I removed my pergola immediately once I became aware this could affect the legalization or habitation certificate process.
What I do not accept is the idea that I should remain dependent on problems relating to other properties within the urbanization. As far as I understand, responsibility should be handled per block or per individual property. Furthermore, owners were never clearly and formally informed that pergolas were supposedly not permitted or that they could have serious consequences for the habitation certificate and utility connections.
If pergolas were illegal or not compliant with the building permit, then Promotora Ejemplo should have properly informed all owners years ago and should have coordinated and resolved this matter professionally and legally. Instead, owners are now facing severe consequences years later, including:
- inability to obtain electricity contracts,
- habitation certificate problems,
- financial damages,
- hotel costs,
- rental losses,
- stress,
- and legal uncertainty.
At this point, I hold Promotora Ejemplo responsible for all damages resulting from this situation.
I therefore formally request:
- a clear written explanation of the current status of the expediente,
- confirmation regarding the habitation certificate/LPO situation,
- clarification regarding the pergola issue,
- and a realistic timeline for resolving these matters completely.
Please also be aware that I am currently putting everything online and pursuing this to the maximum with my lawyer — see spanishpropertyproblems.com.
Kind regards,
[Buyer — name redacted]
Letter 2 — To community administrator (administracion@aflaglorieta.es)
Titular y NIF: [redacted] · Dirección suministro: [redacted]
Dear Sir/Madam,
I honestly do not understand the current situation regarding the habitation certificate and the pergolas.
As far as I understand it, responsibility should be handled per block or per individual property. It cannot reasonably be the case that I remain dependent on issues relating to other homes over which I have no control.
I personally removed my pergola immediately once I became aware that this could affect the habitation certificate process.
In addition, this is part of the problem: nowhere was it clearly communicated or formally stated that these pergolas were not permitted or that they could negatively affect the legalization and habitation certificate of the properties.
If this issue affects the legality and licensing of the urbanization, then in my opinion all owners should have been formally informed and instructed to remove the pergolas within a clear timeframe.
At this moment, owners are facing very serious consequences years later, including problems with electricity contracts and habitation certificates, while many people were never properly informed from the beginning.
Could you therefore please clarify the following:
- Whether the issue is being handled per individual property or per entire block/urbanization.
- Whether all owners have formally been notified regarding the pergolas.
- Whether there is currently a coordinated plan to resolve this issue for all affected owners.
- What the expected timeline is for resolving these matters.
- Who is currently acting as the President of the Community (Presidente de la Comunidad).
- Whether there are meeting minutes, official notices or documentation regarding the pergolas and the habitation certificate/LPO issues.
I would appreciate a clear explanation because this situation is causing major financial damage and uncertainty.
Kind regards,
[Buyer — name redacted]
Counter-statement from Promotora Ejemplo — right of reply actively invited
Response from Promotora Ejemplo — right of reply actively invited
Contact: digitaleweg@gmail.com — subject: "RESPONSE Case #SPP-2026-001".