Avoiding Renovation Mistakes as a Foreign Property Owner

In today’s global property market, it’s increasingly common for individuals and families to own homes outside their country of residence. Madrid, Barcelona, New York, and Miami are among the top destinations attracting foreign buyers who see both lifestyle and investment potential.

But what often gets overlooked in the excitement of buying abroad is what comes next: renovation. Transforming a property to meet your expectations isn’t just about design; it’s about navigating an entirely new cultural, regulatory, and logistical landscape.

Having worked with international clients in both Spain and the U.S., I’ve seen where projects succeed—and where they go off track. Here are the mistakes foreign property owners most often make, and how to avoid them.

1. Misunderstanding Local Regulations and Bureaucracy

Permitting in Spain is not the same as in the U.S. A “minor work license” in Madrid may cover cosmetic changes but not structural alterations, while in New York, even a kitchen remodel can require multiple approvals. Regulations don’t just vary by country—they vary by municipality, building, and sometimes even neighborhood.

Lesson: Engage a local architect or designer early, not just for creative vision but to interpret the regulatory environment.

2. Expecting Timelines to Match Home-Country Standards

In the U.S., a well-organized renovation might move briskly with clear benchmarks. In Spain, timelines often stretch due to supply chain delays, August construction shutdowns, or differing cultural attitudes toward scheduling. Foreign owners who don’t anticipate this can end up frustrated and over budget.

Lesson: Build a buffer into both your schedule and your finances. Flexibility is not a luxury—it’s a requirement.

3. Hiring Without Due Diligence

Too often, foreign owners hire contractors based on a single recommendation or an attractive bid. Without local context, it’s difficult to assess reliability, quality, or financial stability. In Spain, for example, not every contractor will have proper insurance or liability coverage; in Miami, licensing standards are rigorous but enforcement is inconsistent.

Lesson: Demand references, visit past projects, and—when in doubt—work through trusted local professionals who can vet contractors on your behalf.

4. Designing for One Culture in Another

A U.S.-style open kitchen may conflict with how Spanish apartments are laid out; conversely, storage expectations in Spain may not align with an American family’s needs. These mismatches don’t just impact daily living—they can affect resale value and tenant appeal.

Lesson: Blend your lifestyle preferences with local design norms. The most successful international renovations marry cultural sensibilities with personal comfort.

5. Trying to Manage From Afar Without Oversight

Renovations are detail-driven. Decisions happen daily, sometimes hourly. Without someone on the ground to represent your interests, small issues compound into expensive mistakes.

Lesson: Appoint a project manager or owner’s representative who can bridge cultural, language, and time zone gaps while ensuring your vision is executed faithfully.

Looking Ahead

As cross-border property ownership grows, the ability to renovate intelligently across markets will become a defining factor in protecting long-term value. Spain and the U.S. may be worlds apart in regulation, culture, and pace, but the principles of successful renovation remain constant: do your due diligence, respect local context, and surround yourself with a team you trust.

Foreign ownership is a privilege. Renovating abroad doesn’t have to be a risk—if you approach it with knowledge, foresight, and the right local partnerships.

✨If you own property in Spain or the U.S. and are considering a renovation, I specialize in guiding international clients through the process—bridging cultural, regulatory, and design differences to ensure projects are delivered smoothly and successfully.

Let’s connect if you’d like to discuss how to make your cross-border renovation not only feasible, but enjoyable.

Why You Need An Owner's Representative When Buying Abroad

When buying property abroad, the excitement of a new home or investment often comes with layers of complexity. Different regulations, languages, and construction standards can make even the smoothest-looking projects feel overwhelming. That’s where an Owner’s Representative (Owner’s Rep) steps in—acting as your advocate, advisor, and project manager rolled into one.

What Is an Owner’s Rep?

An Owner’s Rep is a professional who represents the property owner throughout a real estate or construction project. Their job is to ensure that the client’s vision, budget, and interests are protected from start to finish. Think of them as the client’s eyes and ears on the ground, making sure everything runs smoothly while translating technical details into clear, actionable updates.

Key Responsibilities of an Owner’s Rep

1. Project Oversight – Monitoring timelines, milestones, and deliverables so the project stays on track.

2. Budget Management – Keeping costs transparent, flagging overruns, and negotiating on behalf of the client.

3. Team Coordination – Serving as the link between architects, builders, designers, and vendors to ensure alignment.

4. Due Diligence – Reviewing contracts, permits, and compliance requirements specific to the country.

5. Client Advocacy – Acting in the owner’s best interest, independent of vendors or contractors.

Why You Need One When Buying Abroad

Buying or renovating property in a foreign country brings unique challenges:

• Language Barriers: Miscommunications with contractors or vendors can create costly mistakes.

• Different Standards: Building codes, materials, and processes may vary significantly from what you’re used to.

• Time Zones & Distance: Managing a project remotely can lead to delays and missed opportunities.

• Cross-Border Transactions: Contracts, taxes, and regulations often require local expertise.

  
  

An Owner’s Rep bridges these gaps by handling details on your behalf, giving you peace of mind that your project is being managed properly—even from thousands of miles away.

The Benefits of Having an Owner’s Rep Abroad

• Confidence: You have someone with local knowledge safeguarding your investment.

• Clarity: Transparent updates replace uncertainty and guesswork.

• Efficiency: Reduced delays, streamlined communication, and proactive problem-solving.

• Protection: Your vision and financial interests remain the top priority.

Final Thoughts

Purchasing or renovating a property abroad is a rewarding experience, but it comes with risks that can quickly escalate without proper oversight. An Owner’s Rep ensures that your goals, budget, and expectations are met while removing unnecessary stress.

In other words: when buying abroad, an Owner’s Rep isn’t just helpful—they’re essential.

There's a difference between Decorating and Interior Design

Many people use the term interior design and interior decorating interchangeably, when really, decorating is part of the interior design process. When you look at a project through an interior design lens, you are taking many more factors into consideration than just the soft goods and objects. You are problem solving, making decisions that add value to the home, upgrading an existing space and/or creating a brand new space that fits your specific needs from a functional perspective, not only an aesthetic one. Just decorating without thinking about the actual design, may not yield the outcome you were hoping for.

Photo by Spacejoy on Unsplash

A well designed home should be attainable, but that doesn't mean everyone can do it. Lots of retail furniture stores offer free design services, online services make it super cheap, but in my opinion, most of it is really decorating. Retail stores only use their inventory, online services limit you to designs that include most of the vendors the company works with. Not to take away from the designers at the store or online, they do a great job with placement and styling, but they will likely not be able to solve any real design problems because they aren’t in the space seeing the conditions of the rooms, the challenges and opportunities of a space.

Think about when you're scrolling through Instagram. What makes you stop when you see an interior? Great design evokes emotion. Most of your basic senses are affected when you walk into the room and you react, consciously or subconsciously. Interior design builds on the emotion you would like to create and how someone moves around in a space.

Before you buy one thing, consider what you’re trying to achieve - not only aesthetically, but emotionally, mentally. Sit in your space, close your eyes and envision what you want. Ask yourself how you use the space or how you want to use it in the future. Make a list of all the things you need (keeping in mind any and all family members), how you want to feel and for others to feel when they walk in.

Everyone deserves to live in beauty.

Following some basic principles, you can achieve balance and harmony in your space no matter your budget.

Of note, if you’re doing a renovation or a new build, interior design is something you can’t not do. Without advanced planning and organization in making the myriad of small decisions that each part of the process requires, knowing where to invest your money to increase the value of your home, it may end up costing you more not only in your pocket but more importantly, irrecoverable time.