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PROPERTY

How to stay out of trouble when renovating your Italian property

Buying and renovating a home is rarely a straightforward process, and here in Italy you could face some very unexpected problems - and even end up in trouble with the authorities.

How to stay out of trouble when renovating your Italian property
Think carefully before you decide to buy a quirky old Italian property to renovate. Photo: Christophe Simon/AFP

Some common issues can be avoided, as Le Marche-based renovation expert Gary Edwards from D&G Design explains.

You may have read about the issues faced by Dame Helen Mirren when she bought and attempted to restore two properties in Puglia.

The first, purchased in 2012, caused a neighbour to launch a lawsuit, claiming that she had not been consulted about planning applications that affected her boundary wall. During a second dispute in 2018 when Dame Helen was renovating her beachside property, local police halted the work, insisting that correct permission had not been applied for.

READ ALSO: The real cost of buying a house in Italy as a foreigner

And issues such as these do not just affect celebrities. As property renovators who have worked on numerous projects in both the UK and Le Marche, we have seen a multitude of errors made by home owners who are not aware of local planning regulations and laws when buying a home in Italy (and indeed in the UK.)

Our advice, which goes for all situations that buyers find themselves in, is ‘do not do anything that you wouldn’t do at home.'

Even Dame Helen Mirren has had trouble with Italian property regulations. Photo: Filippo Monteforte/AFP

Get the right advice

House surveys prior to purchase are not a legal requirement in Italy, and there will be estate agents who tell you that you do not need one. Or you may assume that if the agent says the house can be modified in any way you choose, that this is the correct information.

But we insist that our engineer or geometra visits a property that our clients show interest in and carries out a full audit of the works that will need to be done, together with the cost of each element. This ensures that there are no surprises.

Get realistic quotes

You may think that a simple rewiring job will suffice or be aware that the roof needs to be repaired, but what if the rewiring requires planning permission or the entire roof needs to be replaced?

One thing to note is that engineer’s quotes may differ greatly. Some engineers or technical teams can offer a low lead-in price that inflates as the job goes on, as ‘discoveries’ are made during the project. We ask our engineer or geometra to quote with a ‘worst case scenario’ approach, and you should too.

Find a good surveyo

We have seen structural surveys that leave a lot to the imagination. Recently a new owner produced one that was nothing more than a brief description of the property, on two sides of A4 paper and that anyone with good vision could have written.

A disclaimer at the bottom of page two stated that, should any defects be found in the home post-purchase, the surveyor would not be liable for missing these.

A property in Abruzzo in need of some TLC. Photo: propertyupto50k.com

Know the rules on planning permission

Much like in the UK, a listed building will require planning permission from the local council before any work begins.

This is to ensure that works are carried out in a sympathetic manner and that period features are retained and not damaged, or worse, thrown away. In the UK these applications do not cost anything and can be submitted by the homeowner

In Italy however, there is a charge for planning applications (charges vary depending on what you are asking for) and applications must be submitted by an engineer or a geometra.

Think about earthquake-proofing

In seismic zones, local planning departments will usually insist that large scale works include earthquake-proofing if the property has never had this type of work done.

We were slightly horrified last year when a prospective client who had purchased a tiny house and felt no need for any kind of assessment on the property, told us ‘as my cousin in Naples said, if this house hasn’t collapsed in an earthquake before, then it’s not likely to now.’

Regardless of what relatives, or anyone else for that matter may say, there are regulations and rules around restoration that, if not adhered too, can incorporate hefty fines and even prosecution. This is not unique to Italy, the rules are strict in the UK as well.

Check what's really possible before you buy

The good news is that local councils will permit many types of work to be carried out on period homes, particularly if the home has been neglected and run down for years. But a simple glance around your new town will not guarantee that you will be allowed to do similar work to your neighbours, who may have made their modifications during the 70’s and 80’s when rules were more relaxed.

Just because the people next door were able to build a roof terrace does not mean that you will be able to.

We are lucky to work with a geometra who has very good relationships with most of the local comunes in Le Marche and is able to ascertain what will be permitted before clients buy a home.

READ ALSO:

If you require written permission from the council prior to purchase, a planning application can be submitted by the current owner at your request, provided you pay the fee.

It’s a small expense if your desire for that new roof terrace, extension, widening of windows or knocking down walls are the deal-breaker to whether or not you buy a property. A report from an engineer or geometra is also a great negotiating tool should you discover that the house is overpriced.

Our engineer’s pre-purchase audit has helped many a homeowner evaluate the potential a house holds for them, and has ensured our clients have avoided some of the horror story outcomes we frequently read about online.

So rather than have your dream in pieces, go for peace of mind.

Dame Helen, I know it’s a bit late, but I hope you are reading this for house number three!

Property expert Gary at work. Photo: D&G Design

Member comments

  1. In absolute agreement with your advice. We have bought and restored 5 houses in Piemonte over 20-odd years and our geometra has saved us many times. I particularly wanted to suggest using a good geometra, not only for the preliminary assessments, and technical expertise–but, also for organizing estimates and work schedules. I am the on-site manager of our projects, but I have in hand a clear and detailed geometra’s compilation of works–signed by the builder, including an end of works clause whereby time overruns are fined.

  2. I recently purchased a home in Piedmonte in the village of Exilles in the Susa valley. At the time of purchase I new the roof would need replaced and I am hopeful I can do this in the next year. The house I bought comes with a Rustic designation at this time. I know I need electrical as well as plumbing, but truly I would like to first get a new stone roof put on.

    I did receive a bid from a local roof contractor, but I have had mixed messages about whether work can begin without an architect or Geometra? Should I reach out to the commune first to get an idea of the permits? I really can’t find a play by play guide to how to begin my project for the roof. Do you have to have a geometra, or can you start with the roofing contractor?

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PROPERTY

Five pitfalls to watch out for when buying an old house in Italy

Tempted to snap up a little slice of Italy at a bargain price? The older the house, the more potential issues you'll need to be aware of.

Five pitfalls to watch out for when buying an old house in Italy

Italians themselves may have very little interest in buying or fixing up Italy’s many unwanted old houses, but international visitors are often swept away by the charm of these rustic buildings in romantic settings.

It’s easy to see why. The quirky structures, period details, and picturesque surroundings – not to mention low asking prices – inspire countless people worldwide every year to investigate buying an Italian home of their own, often as an investment or retirement property.

MAP: Where in Italy can you buy homes for one euro?

International interest in cheap Italian property has only intensified in recent years, with dozens of idyllic villages advertising ‘one euro’ homes and other low-cost property offers aimed specifically at foreigners.

Savvy buyers are aware that non è tutto oro quel che luccica (all that glitters is not gold), and quickly realise that these long-neglected buildings really cost somewhat more than one euro to buy and renovate. Still, some of The Local’s readers tell us these offers are worth taking advantage of.

But whether you’re looking at spending a couple of thousand euros or much more on your dream Italian property, there’s always a lot to consider – including some issues that you’re unlikely to experience when buying a home in your home country.

These unexpected issues can turn the Italian dream into a bit of a nightmare, and sometimes lead to buyers having to abandon a purchase, losing money in the process.

But if you’re aware of potential pitfalls in advance, you’re far more likely to be able to complete the purchase process with no major problems at all.

Property taxes and fees

Of course you’ll be expecting tax as part of the property purchase process, but Italian property taxes are particularly steep.

Experts say the total cost of buying in Italy will add approximately ten percent to the purchase price, and advise prospective buyers to budget accordingly.

There’s stamp duty, which is between two and nine percent of the cadastral value (valore catastale) of the property, with a minimum threshold of €1,000 even on the cheapest homes. Plus VAT at four or ten percent, land registry tax, and, if applicable, mortgage tax.

You can also expect to pay between one and five percent of the purchase price as a fee to the estate agent. In Italy agents work for both the buyer and seller – and collect compensation from both parties once the deal is done.

Then you’ll likely need a couple of thousand euros for the notary, plus a similar fee for any other agents you use, such as a mortgage broker, plus legal fees if a lawyer is involved.

See more about the ‘hidden’ costs of buying property as a foreigner in Italy.

Bickering relatives

It may sound unbelievable to non-Italians, but it’s not unusual to find that even the smallest old properties, or parts of them, are legally divided up between dozens of family members due to Italy’s inheritance rules.

One buyer The Local spoke to found herself having to deal with 22 people, all relatives, who each turned out to own a share of a small property she was buying in Mussomeli, Sicily; one of the first places in the country to sell off old properties for a euro.

Toti Nigrelli, the mayor of Mussomeli, said “having to negotiate the sale with multiple owners” was normal.

While this buyer impressively managed to negotiate the deal with all 22 parties, in many cases similar sales fall through because relatives – distant cousins, great-aunts, long-lost nephews – are often not on good terms, disagree over the sale, or can’t be traced.

At the very least, you will need to check the property’s records carefully to make sure there are no surprises in store – such as long-lost relatives who might turn up to claim the property back after you’ve bought it.

A trullo house befre renovation in Cisternino, Puglia. AFP PHOTO / GIUSEPPE CACACE

Illegal builds

Another thing that often astounds foreigners who buy property in Italy is the enormous number of illegal builds – homes that were built entirely without permits – on the market as well as the even greater number of houses featuring modifications which were never officially approved or recorded.

Illegal housebuilding in Italy is often thought of as a decades-old issue, but recent data shows that, in 2021, 15 houses were built illegally for ever 100 authorised. Illegal building is twice as common in the south of the country as in the north, and thousands of cases are detected every year – though few people are ever prosecuted.

If you buy a house with undeclared modifications, the buyer is usually held responsible for paying to regularise the paperwork with the town hall. If you catch this issue early enough – and not all sellers or estate agents will inform you about them – you may be able to negotiate for the seller to cover these costs before you make an agreement.

If however you end up unknowingly buying a house built without the correct permissions, or if you never regularise any unauthorised changes, the property will likely prove very difficult to sell on.

This is one of many reasons why buyers need to carefully check the catasto (land registry or cadastral records) of a property themselves, and have a notary check everything is in order.

Conservation rules

When you initially view and fall in love with that charming stone house in the historic centre of a gorgeous Italian hilltop town, rules and regulations are probably not the first thing on your mind.

But it pays to know that old homes featuring frescoes, loggias or ancient stone cellars, as appealing as they are, are often protected by Italy’s cultural heritage authority – meaning more red tape for their owners.

One reader was forced to give up her dream of buying a portion of a two-floor 1700s building in the village of Civita Castellana, Lazio, because it needed renovation work to make it livable – but the frescoed walls, decorated fireplaces and elegant stonework entrance were vincolati (under restrictions) due to Italy’s historic conservation rules.

READ ALSO: Tuscany or Basilicata? How Italy’s international property market is changing

In many cases, this means renovation work can’t be carried out at all, or will be subject to reams of paperwork and close monitoring from authorities known as the sovraintendenza belle arti. To make things trickier, rules can also vary by local authority.

If you think a property you’re interested in might be subject to these rules, it’s always wise to consult the local sovraintendenza at an early stage. And of course, you’ll want to get hold of the records of the property from the catasto (land registry).

Resale prices

The high taxes and costs involved in buying and selling a property in Italy are often said to be one reason why, for most Italians, the concept of climbing the property ladder doesn’t really exist in the way it does in some countries.

Italy’s property market is unusual in Europe in that house prices on average are relatively stagnant. With the exception of some types of property – such as new-build apartments and luxury homes – overall prices have risen little over the past decade.

This is partly because the Italian market is weighed down by a large volume of old, neglected properties in need of major work – hence schemes like the one-euro sales and the (formerly popular but now-unavailable) 110 percent ‘superbonus’ for renovations.

But overall, if your main motivation for buying an old Italian home and renovating it is profit, you’ll need to consider that the resale potential may not be what you’d hope. The exceptions to this are at the pricier end of the market, in most major city centres, and in tourist hotspots.

See more in The Local’s Italian property section.

Do you have any more tips on buying a property in Italy? We’d love to hear from you in the comments section below.

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