We have many clients who don’t live in Valencia year-round, or who have a second property on the coast, inland or in one of the Valencian Community’s towns. An apartment in Gandia, a house by the Júcar river, a villa in the highlands. When it comes to renovating that property’s bathroom, there are important differences compared to doing the same work in a main residence.
Most renovation companies won’t explain these differences upfront. But they directly impact budget, material choices and how the project is planned.
VAT: the most important difference
The reduced 10% VAT on housing renovations applies when the recipient is a private individual using the property for their own personal use. The tax authority doesn’t require it to be the main residence.
So: you can apply 10% VAT on a second home renovation, as long as you use it personally (not renting it out) and the standard conditions are met:
- The building is more than 2 years old
- Materials don’t exceed 40% of the taxable base
If your second home is in holiday or seasonal rental, and you as the owner contract the work, 21% VAT applies — because the property’s purpose is rental, not personal use.
The real impact on a 4,000 € net renovation:
- Personal use (second home): 4,000 + 400 (10%) = 4,400 €
- Holiday rental property: 4,000 + 840 (21%) = 4,840 €
That’s 440 € difference. Worth knowing before signing the contract.
Materials for intermittent use
This is where the technical differences from a primary residence are most significant.
A main bathroom is used every day. Water flows, drains clear themselves, grout stays clean with use. A second home bathroom may sit closed for 8-10 months a year. That long inactivity has specific consequences.
Taps: ceramic cartridge taps handle inactivity well. Rubber-seal taps (older style) can dry out and lose their seal after months unused. For second homes, we always specify quality ceramic cartridge taps. Grohe, Hansgrohe or Roca with certified ceramic cartridge. Not the cheap taps sold for budget renovations.
Toilet cistern: standard float-valve mechanisms can develop slow leaks after sitting unused for a long time. If you close the main water supply (which we always recommend), this isn’t the issue. But if you leave the supply on, a quality cistern mechanism matters. Geberit cistern mechanisms have the best reputation.
Silicone sealant: bath and shower silicone dries out in low-humidity, varying-temperature environments. In a summer-only house closed through winter, silicone can crack earlier than expected. We specify high-quality silicone (not the 3 € generic) and plan for a refresh every 5-6 years.
Shower screen: anodised aluminium profiles are better than lacquered for second homes — they handle temperature changes and reduced maintenance better.
Plumbing: the long-closure problem
The biggest risk in a property closed for months is the plumbing.
Dry traps: if the trap under a washbasin, shower or toilet dries out (water evaporates), sewer odour can enter the property. The simple solution: pour a small amount of cooking oil into the traps before closing up (creates a barrier that prevents evaporation).
Pipes not drained in winter: in inland properties where temperatures drop below 0°C (highland areas of Valencia province), there’s real risk of water remaining in pipes freezing and bursting. The installation must be drained before cold weather. A drain cock at the lowest point of the system is essential in these properties.
Non-return valves: in second homes connected to a shared water network, a non-return valve at the inlet is recommended. Pressure drops in the main network can otherwise cause water from your pipes to flow back, with contamination risk.
Water heater: if there’s a gas or electric water heater, drain it before a long closure. A heater with stagnant water sitting for months can develop legionella and corrosion issues. Modern heaters have a drain valve — use it.
Specific material recommendations for second homes
| Element | Main residence | Second home |
|---|---|---|
| Taps | Standard ceramic cartridge | Quality ceramic cartridge |
| Sealant | Standard | High elasticity, UV resistant |
| Cladding | Porcelain or ceramic | Porcelain preferred (more stable to temperature) |
| Shower screen | Lacquered or anodised aluminium | Anodised aluminium preferred |
| Cistern mechanism | Mid-range | Geberit or equivalent |
Supervision and logistics
A second home renovation has different logistics. You can’t be on site every day. If the property is 80 km from Valencia, day-to-day supervision is harder.
Practical implications:
- Choose a company experienced in unsupervised work: you need a company that delivers quality without daily client oversight
- Define scope completely before starting: surprises that in a main residence get resolved the same day can cause multi-day delays in a remote property
- Expect site visits: typically at least start, mid-point and completion. Factor in travel time
- Require photo and video documentation: a good company sends you a photographic record at each phase. Insist on it.
Renovating a second property bathroom? Get a quote or find out how we work.
