Buying a house in Italy

And I completely understand the confusion – suddenly, four or five Italian professional titles crop up that simply don’t exist in everyday German property transactions. Notaio, geometra, avvocato, architetto. At first, it sounds like a lot of red tape and even more bills.

The short answer: No, you don’t need all four. The slightly longer answer is the one that really matters, because this is precisely where the costliest misunderstandings arise. One thing is certain: nothing works in Italy without a notary; it’s mandatory. An independent geometra is a good idea for practically any existing property, even if nobody requires one. An architect only becomes relevant if you really want to make changes. And a solicitor is particularly worthwhile if your case falls outside the standard framework – inheritance, power of attorney, letting plans. A rule of thumb that has proven its worth is: a notary and a surveyor as the basic package, with everything else added as required by the situation.

The mistake almost everyone makes

You’ll soon realise what mistake I come across most often: people think that once they’ve seen the notary, the matter is settled. It’s understandable – the notary appointment feels like the big, official climax, complete with signatures and stamps. But it by no means covers all the issues that really ought to be clarified when buying a house.

It’s better to think of the purchase as a series of different checks that just happen to take place at the same time. Does the house actually belong to the people selling it? Is there a mortgage on it? Does the floor plan in the land registry match what was built? Was the terrace ever approved? Is the roof in good condition? Is there anything in the preliminary contract that could be used against you later? Each of these questions has its own designated person responsible, and none of them is automatically the notary.

Interesting fact: The Italian Association of Notaries has entered into a voluntary agreement with the Association of Geometri, under which Geometri can additionally check this gap – reality, the land registry and building regulations all in one go. That says it all: even the experts know that the notary alone is not enough.

The four roles, explained honestly

The notary does not work for you: this is the point that surprises most people. He is neutral, a publicly appointed official whose job is to ensure the purchase is legally sound – not to secure the best deal for you. The actual contract, the rogito notarile, only becomes legally valid in his presence. They check whether the sellers are authorised to sell, verify the land register for any mortgages, certify the transfer of ownership and collect the taxes. What they do not do, however, surprises many: they do not climb onto your roof. They do not measure the rooms or check whether the terrace canopy was ever authorised.  Even the Italian Embassy expressly advises foreign buyers to commission an additional technical survey.

The geometra is the more important figure when it comes to existing properties: If I were allowed to give just one piece of advice, it would be this: do not skimp here. The geometra operates precisely at the interface that the notary leaves unaddressed – surveying, the cadastral register, building history and planning permissions. They compare what is on the plot with what is documented in the records. This involves two different matters that are constantly confused: conformità catastale – does the floor plan match the land registry – and conformità urbanistica – has the local authority ever approved the whole thing? An extension may be properly recorded in the land registry yet never have had a planning permission. Only a surveyor (geometra) truly compares all three aspects – reality, the land registry and the building records. This is particularly crucial for old houses, properties that have stood empty for a long time, those with a swimming pool or a converted loft, and practically always if you intend to let the property out later.

A solicitor is worth it as soon as things get complicated: Unlike the neutral notary, they really do work solely for you. This pays off when buying by proxy because you cannot be there in person, in the case of a community of heirs, where the chain of ownership is unclear, where an unusually high deposit is required, or if you wish to let the property to tourists later. A solicitor reads the preliminary contract with a different eye to any estate agent and ensures that your deposit is not transferred until the technical inspections have been completed. In practice, a solicitor complements the land surveyor rather than replacing them – one provides the facts, the other translates them into a contract that protects you. In a straightforward case – clear ownership, a clean land registry and encumbrance status, no plans to let the property – the combination of a notary and a land surveyor may well suffice. I would still have the preliminary contract checked over, however.

The architect only becomes important if you really want to make changes: if you’re buying a house ready to move into with no plans for conversion, you generally won’t need one. The situation is different as soon as walls are to be knocked down, an old barn is to be converted into living space, or a listed building is to undergo extensive restoration. Broadly speaking: the surveyor is better suited to purely assessing the existing structure and minor refurbishments, whilst the architect is better suited to anything requiring a new spatial concept or sophisticated design. For genuine structural issues – such as cracks or foundations – you’ll need an engineer anyway, regardless of who else you’re working with.

Which team suits which situation

This is how the process should look

Before you go for a viewing: request a land registry extract, a cadastral plan and an energy performance certificate; ask for a list of all plots and outbuildings. 

Feel free to ask directly about any known alterations – anyone who has nothing to hide will respond calmly.

Before making a binding offer, the surveyor comes into play. They compare the current condition with the cadastral plan and check the building records at the local council. If there is visible damage, bring in an engineer straight away. Only on this basis can a renovation budget be reliably estimated, not based on a gut feeling.

The preliminary contract, usually called a compromesso in Italy, is not a casual reservation slip – it can legally bind both parties. Before the deposit, the caparra, is paid, technical and legal checks should be completed, or at the very least, the contract must contain effective withdrawal clauses.

The appointment with the notary itself is then primarily about organisation: check the contract and translation in good time, document the payment method, and ensure the handover is properly recorded. If you intend to let the property out later, it’s better to sort out registration and tax matters before your first guest arrives rather than afterwards.

What it costs – and what the alternative costs

In practice, a surveyor’s inspection often costs between 300 and 1,500 euros, and even more for more complex properties. It sounds like an expense you could do without. But here’s the thing: what will it cost if you only realise after paying the deposit that the veranda was never approved? By comparison, the preliminary check is almost always the cheaper option – and by far the less stressful one.

Frequently asked questions

Do I absolutely need a solicitor?

No, only the notary is mandatory. A solicitor is worth considering for complex contracts, inheritances or cross-border issues – unlike the impartial notary, they represent you exclusively.

Is a surveyor mandatory?

Not by law, but in practice I would almost always recommend one. Only a surveyor can truly verify whether the actual property, the land registry records and the building files all match up.

Isn’t the notary sufficient?

Legally, yes; technically, no. They do not check the structural integrity or the roof.

When do you need an architect?

As soon as you want to carry out alterations – a new layout, loft conversion, or work involving listed buildings. For a straightforward purchase without any plans for alterations, the surveyor is more important.

Who checks whether a swimming pool is permitted?

Primarily the surveyor, who compares the existing structure with the land registry and local planning permissions.

Who deals with cracks and structural integrity?

The surveyor assesses the findings; if there are genuine problems with load-bearing elements, there’s no getting round the need for an engineer.

When should I commission the specialists?

Before making the deposit, ideally even before the preliminary contract. Anything that comes to light afterwards becomes more difficult and expensive to resolve.

Conclusion

Ultimately, it’s less about which individual experts you commission and more about which inspections are relevant for your specific property. In most standard cases, a notary and a surveyor already cover the bulk of the requirements. As soon as issues such as inheritance, powers of attorney or major renovation plans come into play, it’s worth seeking targeted additional expertise. Those who understand this from the outset won’t end up cutting corners in the wrong places.