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ECONOMY

‘Out of control’: Why has Italy curbed its building superbonus?

Italy’s ‘superbonus 110’ fund for home renovations has been wildly popular, but the government has abruptly reined it in amid fears it will send the country’s deficit soaring.

'Out of control': Why has Italy curbed its building superbonus?
A building site in Rome's Corviale-Portuense district on February 21st. - Italy's building superbonus has led to fraud and spiralling costs, the government said after it curbed the scheme on February 17th. (Photo by Andreas SOLARO / AFP)

The superbonus, which can be used for anything from insulation to solar panels, new boilers and windows, was introduced in May 2020 to boost the Italian economy amid the coronavirus lockdown – and, the government said at the time, to make homes more energy efficient

READ ALSO: Has Italy’s superbonus been scrapped?

Environmentalists were sceptical about its benefits, but property owners rushed to take advantage of the generous discounts – with state funding available for up to 110 percent of the cost of certain types of renovations.

But the current Italian government curbed the scheme without warning earlier in February – leaving homeowners concerned about the viability of ongoing projects, and tens of thousands of construction companies saying they risk going bankrupt.

The superbonus scheme was introduced amid the pandemic by former premier Giuseppe Conte, whose populist Five Star Movement led the government at the time.

The bonus allowed homeowners to either deduct the cost of work from their taxes over several years or sell the tax credit to their builder, who would sell it to a bank, which would then claim the money from the state.

The current government, led by Prime Minister Giorgia Meloni, has now halted access to any further tax credits, meaning the only option now is a tax rebate – but this is only available to those paying the highest rates of income tax.

While the bonus has not been scrapped entirely, the abrupt changes mean it’s now so tightly restricted that new claims are effectively impossible for most people.

So why did Meloni’s government suddenly pull the plug?

The extreme popularity of the scheme means that funding has already been claimed in excess. Almost three years after the superbonus was introduced, it has cost the state a total of €61.2 billion – a figure Meloni says is “out of control”.

Spiralling costs

Meloni, whose coalition government took office in October, has long been a critic of the superbonus and speculation was rife following her election that her government would seek to end the scheme.

Defending the further changes on February 17th, Meloni said the scheme had led to fraud worth nine billion euros, while the tradeable nature of the tax credit system it is based on had “generated a sort of parallel currency, and that parallel currency risks having a devastating impact on the budget”.

Finance Minister Giancarlo Giorgetti meanwhile described it as a “wicked policy”.

Meloni’s government has already sought to restrict the subsidy, reducing the bonus from 110 percent to 90 percent from the beginning of 2023.

Construction works on the outskirts of Rome in 2021 under the superbonus scheme. Photo: Andreas SOLARO/AFP

But the government abruptly stopped issuing tax credits as of February 17th amid concern about the impact of the system on the country’s already high budget deficit.

Reuters reports that the reason is a ruling this month by the European Union’s statistics agency Eurostat on the way tax credits are classified in state accounts, which strongly impacts costly schemes offering incentives for energy saving home improvements.

In November, Italy’s government forecast the 2022 deficit would fall to 5.6 percent of GDP, but as a result of these accounting changes the figure may now exceed 7 percent.

Revised figures potentially incorporating the superbonus scheme are due from Italy’s statistics bureau Istat on March 1st.

Lorenzo Codogno, a former chief economist at Italy’s Treasury, told AFP that Italy’s deficit could be revised up substantially, while both the construction sector and the government “could have liquidity problems”.

Construction boom

As intended, the superbonus boosted the construction sector – which grew by 21.6 percent in 2021, helping fuel a post-pandemic boom.

But the scheme generated much more work than expected, and banks stopped buying credits last year, leaving many homeowners and construction companies in the lurch.

The government says it is now looking into possible alternatives to the credit system and exploring ways to plug a gap in funding which construction industry association ANCE says is putting 25,000 companies at risk. 

READ ALSO: Italy’s building firms warn of bankruptcy risk after superbonus changes

Climate campaigners hope that the government will also change the scope of the bonus.

Experts have lamented what they see as a wasted opportunity to engineer a cultural shift towards building truly green housing.

In a study last year, the Bank of Italy said the superbonus was “not a cost-effective way” to tackle climate change.

Matteo Leonardi, co-founder of Italian climate change think tank ECCO, said it lacked “ambition”.

“It has not been linked to climate targets, which is what would have justified the costs,” he told AFP, adding that renovations had only to boost efficiency by two energy classes.

It also did not sufficiently promote innovative but less familiar technologies, such as heat pumps.

But Leonardi said for all its faults, the superbonus had value if radically revised to meet more ambitious targets.

With the tax credits gone, he said the government is now “just giving a lot of money to high-income families to install gas boilers”.

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PROPERTY

Step-by-step: A beginner’s guide to buying a house in Italy

Buying a house in Italy may sound like a dream come true, but it can be hard to know where to start. We’ve got some pointers from the experts.

Step-by-step: A beginner’s guide to buying a house in Italy

It’s no big secret that Italy has its fair share of beautiful places to buy property in. Think Lake Como, where Sir Richard Branson and George Clooney have bought, or actor Colin Firth, who has a house in Perugia.

Whilst those celebrities more than likely hire someone to handle buying in Italy, what process should non-celebrities follow when looking to purchase – and is there a big difference between residents and non-residents of Italy?

“First of all, what you have to consider is that buying in Italy is very safe and relatively easy legally speaking, depending on your situation,” says Mario Mazzeschi, head of and attorney at Law of Mazzeschi Consultancy. 

“There are procedures to follow as with any country, but they can be summed up in four key areas,” he continues.

Searching for your property 

Whether or not you go down the agency route depends on the buyer and whether they have an existing relationship with the seller. However, most buyers and sellers tend to opt for the estate agent route. When you want an estate agent to assist you in finding a property, you enter a contract with them.

“Normally the agency fee is around two percent to five percent of the overall asking price, and both buyer and seller usually pay the fee,” says Mario.

He also advises to be aware if your agency contact has an exclusive or non-exclusive clause in the contract.

“With an exclusive clause, you agree not to appoint another agency and may still have to pay said agency even if you find a property by yourself or through another agency. With a non-exclusive clause, you don’t have this,” Mario adds.

He also warned that estate agencies should always have a VAT number and be registered with the local chamber of commerce.

READ MORE: Explained: what will happen with property prices in Italy 2024?

The binding proposal

Once the property of your dreams has been selected, your agency may ask you to sign a proposal called proposta irrevocabile d’acquisto. The buyer signs this document and agrees to buy the property at a certain price should the seller accept. 

“In this stage, you might also be asked to pay the deposit, but it is safer for the buyer to pay the deposit to an escrow account of a notary,” says Mario.

When the paper has been signed by the buyer, it is binding to them for a period of time, but not to the seller. This is until the seller accepts and then the document is fully binding.

If the buyer pulls out, they will lose their deposit. If the seller pulls out, they are liable to pay the buyer a double deposit.

If no one pulls out, the agreement proceeds to the next stage.

A row of houses by a lake in Lierna, Lecco

There are plenty of steps to consider before buying your dream home. Photo: Michael Meyer/Unsplash

The preliminary contract

In Italian, the preliminary contract is called a compromesso. The prospective buyer and seller agree on a completion date and the payment of the deposit (a caparra). This sum is usually 10 percent to 20 percent of the asking price.

The preliminary contract must have the agreements the parties made on the proposal, and further information on the property being sold such as address and cadastral data and the sale price.

Mario says: “During this part and before the preliminary is signed, I would always advise potential buyers to hire a surveyor so they can really check the property. They might get money off the overall asking price by doing so.

“We had such a case once where the buyer shaved €5,000 off the asking price because his surveyor found something.”

Once the agreement is signed by both parties, usually with a notary present, the notary writes a contract to the public property register. The seller will be protected from any offers the buyer puts in place afterwards. This is known in legal terms as the effetto prenotativo, or ‘booking effect’.

“Generally speaking, the property purchase completion takes one to three months after signing the preliminary contract,” Mario adds.

READ MORE: The Italian vocabulary you’ll need if you’re renovating property

Final contract and completion

Both parties have to sign the final contract before a notary. The buyer must indicate how the payment will be made. 

“Again, it is advisable to send any payments through to the notary’s escrow account so that they can pass it onto the seller,” Mazzeschi says. 

The buyer then usually gets the keys and the notary makes a start with tax payments and with the transfer of ownership. 

What are the key differences between non-residents and residents buying property in Italy?

“The first and foremost is reciprocity,” Mario says. “Those who are non-resident and whose countries do not allow non-residents to buy in their country, cannot buy in Italy.”

Recent examples include Canada and certain cantons within Switzerland. 

“If you want to benefit from the lower taxes on your first house too, you will have to become a resident of Italy within 18 months of purchasing a property,” Mario continues.

Presently, non-residents pay up to nine percent on the cadastral cost whereas residents can pay as little as two percent.

“The last thing to consider is how difficult it is to obtain a mortgage in Italy if you are non-resident,” says Mario.

“Other than that, Italy is a safe place to buy because there are many procedures in place to protect both parties.”

Please note that The Local cannot advise on individual cases. For more information about buying in Italy, please contact a legal professional. 

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