Italian Real Estate Law

Navigating Italian law is vital for buyers, sellers, and property owners. Our articles aim to explain the legal process and key regulations, such as:

Property Transactions
Understand the legal steps for buying or selling property, from contracts to final deeds.

Title and Ownership
Learn how to verify property titles and ensure legal ownership before purchasing.

Taxes and Fees
Get clear information on property taxes, registration fees, and other legal costs.

Foreign Buyers
Explore the specific legal requirements for non-Italian citizens purchasing property.

Disputes and Legal Protection
Know your rights and options if legal issues arise during or after a property transaction.

With expert insights, we help you navigate Italian real estate law confidently.

Permesso di Costruire (Building Permit) in Italy

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If you’re planning a major renovation, extension, or new construction in Italy, you’ll need a Permesso di Costruire — a full building permit that is essential for works that significantly alter a property’s structure or size.

This article explains what the Italian Permesso di Costruire is, when one is necessary, and how De Tullio Law Firm can guide you through Italy’s complex planning laws, helping you avoid costly mistakes and legal setbacks.

What Is a Permesso di Costruire?

The Permesso di Costruire, or Building Permit, is the most comprehensive type of construction authorization in Italy. It is mandatory for works that have a significant impact on the property’s size, structure, footprint, or intended use. Unlike CILA and SCIA, which are certified declarations, the permit must be formally approved by the local municipality before any work can begin.

The approval process is longer and more bureaucratic but ensures full compliance with zoning regulations, environmental protections, and building codes.

When Do You Need a Permesso di Costruire?

A Permesso di Costruire is legally required for all major construction or renovation projects, including:

New Construction

Example: Building a new house on a plot of land in rural Sicily.

Extensions and Elevations

Example: Adding a second storey or extending the footprint of a villa in Tuscany.

Changes to Building Volume or Shape

Example: Enclosing a terrace or constructing a new garage that alters the volume of the building.

Change of Use with Structural Modifications

Example: Converting an outhouse into a residential dwelling, including structural reinforcements and new utilities.

Urban Redevelopment Projects

Example: Demolishing an old building and constructing a modern house in its place.

Permesso di Costruire (Building Permit) in Italy

When a Permesso di Costruire Is Not Necessary

You don’t need a Permesso di Costruire for minor works that don’t involve structural changes. In those cases, a CILA or SCIA may be more appropriate.

For example, replacing interior floors, updating bathrooms, or moving non-structural partitions typically falls under CILA.

Installing an elevator or altering a load-bearing wall might be handled with SCIA.

Knowing which permit applies is crucial — misfiling can lead to delays, fines, or forced demolition.

Legal Requirements and Documentation

Applying for a Permesso di Costruire involves an extensive application process and requires formal municipal approval. The application must be submitted by a licensed professional (engineer, architect, or surveyor) and include:

  1. Architectural Plans: Your technician prepares detailed drawings that illustrate both the existing structure and proposed changes.
  2. Planning Report: The professional explains how the project complies with local urban planning regulations.
  3. Proof of Ownership: You provide title deeds or obtain notarial authorisation if you’re not the sole owner.
  4. Environmental and Landscape Assessments (if applicable): Your team conducts required evaluations when building in protected areas or near heritage sites.
  5. Structural Calculations: A qualified engineer calculates and verifies the building’s safety according to applicable codes.
  6. Health & Safety Plan: The project manager outlines safety measures for any work involving a construction site.

Approval times vary, but it generally takes 60 to 90 days for the municipality to issue the permit. No work can begin before the permit is granted.

Legal Consequences of Building Without a Permesso di Costruire

Carrying out major works without a permit is a serious offence in Italy. Authorities can:

  • Issue stop-work orders
  • Impose substantial fines
  • Demand demolition of unauthorised structures
  • Block or annul property sales or inheritance transfers

Example: A homeowner in Puglia adds an unauthorised extension to their villa without a permit. When they attempt to sell, the notary refuses to proceed until the extension is either legalised (via sanatoria) or demolished.

How De Tullio Law Firm Can Help

At De Tullio Law Firm, we have six decades of experience guiding foreign buyers and property owners through Italy’s intricate real estate and construction laws. Here’s how we support your Permesso di Costruire process:

Project Feasibility Review

We can assess your renovation or construction goals and determine whether you need a Permesso di Costruire  — or if a simpler procedure like SCIA or CILA may suffice.

Due Diligence and Zoning Analysis

Our legal team checks zoning laws, building restrictions, and local plans (Piano Regolatore) to ensure your project is legally viable.

Liaison with Local Authorities

We work directly with municipal offices and technical professionals to prepare and submit your application, reducing delays and ensuring accurate documentation.

Legalisation of Past Works

If you’ve inherited or purchased a property with unpermitted alterations, we can assist in filing a Permesso di Costruire in sanatoria, helping you avoid future legal trouble.

Finally …

A Permesso di Costruire is more than just a bureaucratic requirement — it is a vital legal safeguard that protects your investment, ensures compliance with Italian planning laws, and gives you peace of mind. Whether you’re building a dream home on the Amalfi Coast or extending a country house in Piemonte, the right legal guidance can make all the difference.

Contact De Tullio Law Firm today for a free consultation and let us help you build and renovate with confidence.

You may also like to download our Guide to Building and Renovating Property in Italy.

SCIA – Structural Renovations in Italy

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Planning more significant building work on your Italian property? If your renovation involves structural changes, changes to the use of a building, or safety-critical upgrades, you’ll likely need to file a SCIA (Segnalazione Certificata di Inizio Attività) — a certified notice required for many major interventions in Italy.

This article breaks down what a SCIA is, when it’s necessary, and offers real-life examples of its use. We also explain how De Tullio Law Firm can help you stay compliant with Italian construction laws and avoid unnecessary legal pitfalls.

What Is a SCIA?

SCIA, or Certified Notification of Start of Activity, is a legal procedure introduced to streamline approvals for more complex building works than those covered by CILA. Unlike CILA, which is used for minor, non-structural renovations, SCIA applies when the works affect the structure, safety, or intended use of a property.

Importantly, SCIA allows you to start work immediately after filing the documentation, but the local municipality has 30 days to review the application and raise objections if necessary.

When Do You Require a SCIA?

SCIA is mandatory for renovations that involve structural modifications, safety improvements, or changes in building use. Below are examples of when you need to submit a SCIA:

Structural Alterations

Removing or modifying load-bearing walls to reconfigure the layout of a historic apartment in Florence.

Expanding the Building Footprint

Adding an external staircase, terrace, or balcony to a countryside villa in Umbria.

Changing Building Use

Converting a ground-floor commercial space into a residential apartment in Milan.

Safety and Accessibility Upgrades

Installing an elevator or fire escape in a multi-storey residential building.

SCIA - Structural Renovations in Italy

When a SCIA Is Not Required

You don’t need a SCIA if your planned works are purely non-structural and fall under ordinary or extraordinary maintenance — in these cases, a CILA may suffice.

For example:

  • Replacing tiles or internal doors
  • Moving non-load-bearing walls
  • Installing new kitchens or bathrooms without structural changes

If your project goes beyond the scope of both SCIA and CILA — such as major new construction or a full property redevelopment—you’ll need to apply for a Permesso di Costruire (building permit).

Legal Requirements and Documentation

Filing a SCIA requires a detailed technical and legal dossier, prepared by a licensed architect, engineer, or surveyor. The core components include:

  1. Technical Report: A declaration from a qualified professional attesting that the works comply with Italian law and relevant building regulations.
  2. Project Drawings: Comprehensive architectural plans showing the proposed changes.
  3. Proof of Ownership or Title: To verify your legal right to carry out the works.
  4. Health & Safety Plan: Mandatory for any works involving construction teams.
  5. Structural Calculations (if applicable): To demonstrate the safety and feasibility of structural interventions.

Once the SCIA is submitted, work may begin immediately, although the municipality reserves the right to conduct checks or suspend activity within 30 days.

Legal Implications of SCIA Non-Compliance

Failure to file a SCIA when required can lead to serious legal and financial consequences. Authorities can impose substantial fines, suspend or demolish unauthorised works, and require retroactive approval (which is not always granted). Additionally, non-compliance can:

  • Delay or block property resales
  • Void insurance claims
  • Trigger disputes with neighbours or the municipality

Example:

A property owner in Lecce converts a garage into a guest room without filing a SCIA. When they later try to sell the home, the notary flags the unapproved conversion, delaying the transaction and requiring expensive legalisation procedures.

How De Tullio Law Firm Can Help

As a leading specialist in Italian property law, we assist clients with complex building regulations, from project planning to final approval. Wherever you are in Italy, here’s how we can help with your SCIA:

Legal Feasibility Assessment

Before you begin structural work, we review your project and advise whether SCIA is the appropriate legal route — or whether you need a full building permit.

Coordination with Technical Professionals

We work with a network of architects, engineers, and surveyors across Italy to ensure your SCIA documentation meets all legal standards.

Risk Management and Due Diligence

We assess potential zoning issues, heritage protections, or local restrictions that could impact your project.

Legalisation of Past Works

If you’ve inherited or purchased a property with unapproved structural changes, we can assist in filing a SCIA in sanatoria to bring the property into compliance and avoid legal complications.

Finally …

Submitting a SCIA is not just about getting permission to build — it’s a legal safeguard that protects your property, your finances and your long-term plans in Italy. Whether you’re opening up a floorplan in Bologna or expanding your home in Lake Como, staying compliant with Italian law is essential.

For expert legal support and peace of mind, get in touch with De Tullio Law Firm for a free consultation. We’re here to help you renovate with confidence.

You may also like to download our Guide to Building and Renovating Property in Italy.

 

CILA – Permit for Minor Building Works in Italy

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Planning a renovation or minor construction project in Italy? You’ll likely need to file a CILA (Comunicazione Inizio Lavori Asseverata) — a crucial but often misunderstood legal requirement for many types of home improvement.

This article breaks down what CILA is, when it’s necessary to have one. We also provide some real-life examples and how De Tullio Law Firm can help you comply with Italian building regulations.

To discuss your situation and eligibility, get in touch for a free consultation, or click here to get all our FREE guides for foreigners planning to buy, sell or live in Italy.

What Is CILA?

CILA, or Certified Notice of Commencement of Works, is a simplified procedure introduced to reduce bureaucratic red tape for certain types of minor building works that do not involve structural changes, modifications to the building’s footprint, or changes in its use.

When Do You Require A CILA?

A CILA is mandatory for a wide range of non-structural renovations. Here are just a few examples where a CILA is legally required:

Interior Renovations

Replacing old bathroom fixtures and tiles, moving the sink to a different wall, and updating the plumbing.

Electrical and Plumbing Updates

Rewiring your apartment to meet current safety codes or replacing old copper plumbing with PVC.

Modifying Internal Partitions

Removing a non-load-bearing wall to create an open-plan kitchen-living area.

Energy Efficiency Improvements

Installing internal insulation panels or replacing windows with energy-efficient double-glazed units.

CILA - Permit for Minor Building Works in Italy

When You Don’t Need a CILA

You don’t need a CILA for ordinary maintenance, such as:

– Painting walls
– Fixing minor leaks
– Replacing light fixtures

And if the works are structural (e.g., removing load-bearing walls, adding new floors, altering roof structures), a different permit such as SCIA (Segnalazione Certificata di Inizio Attività) or a building permit (Permesso di Costruire) will be necessary.

For example, if you plan to convert your attic into a bedroom with plumbing and heating — this is beyond CILA and requires more complex approvals.

Legal Requirements and Documentation

Submitting a CILA involves both technical and legal documentation, usually prepared and signed by a certified professional (architect, engineer, or surveyor). The key components include:

1. Technical Report (Asseverazione): A sworn declaration from your technician confirming the works comply with Italian laws and building codes.
2. Project Drawings: “before” and “after” floor plans outlining the changes.
3. Proof of Ownership: Title deed or owner’s authorization.
4. Health & Safety Plan: Required if workers are involved for more than one day.

Important: Work can begin immediately after the CILA is filed – no waiting period required.

To discuss your situation and eligibility, get in touch for a free consultation.

Legal Implications of CILA Non-Compliance

Failing to file a CILA can lead to a range of consequences. First and foremost, you may face fines that typically range from €1,000 to €10,000, depending on your local municipality. In addition, building authorities have the power to suspend your project until you achieve proper compliance. This can causing costly delays. Moreover, if you later attempt to sell the property, unauthorised modifications can complicate or even invalidate the sale process, especially during notarial checks. Finally, undeclared renovations can put your insurance coverage at risk, as many insurers will refuse to cover damage related to unapproved work.

Example:

A foreign buyer discovers that the seller renovated the bathroom without filing a CILA. This creates legal delays in the notarial deed process and requires retroactive compliance—sometimes with penalties.

How De Tullio Law Firm Can Help

As a leader in Italian real estate law, De Tullio Law Firm assists both domestic and international clients in managing the legal requirements of property renovations throughout Italy. Here’s how we can support your CILA process:

Pre-Renovation Legal Assessment

Before you renovate your newly purchased holiday home in Tuscany, we can assess whether a CILA is sufficient or if other permits are required.

Coordinating with Local Technicians

We collaborate with qualified surveyors and architects nationwide to ensure all required documents are accurate and complete.

Title and Registry Checks

We verify that your property is correctly recorded in the Catasto and Conservatoria,  and assist with updating records post-renovation.

Legalisation of Past Unauthorised Works

For example, if you’ve bought a villa in Puglia and have discovered an unapproved patio extension, we can help regularise this with a CILA in sanatoria, avoiding future legal problems.

Finally …

Submitting a CILA is more than just ticking a bureaucratic box – it’s a legal safeguard that ensures your renovation complies with Italian laws and protects your investment. Whether you’re updating a kitchen in Rome or installing energy-efficient windows in a seaside villa in Amalfi, compliance is key.

For stress-free, legally secure renovations get in touch with us for a free consultation.

You may also like to download our Guide to Building and Renovating Property in Italy.

Renovating an Italian Property

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Renovating an Italian property can be a dream come true, offering the opportunity to own a piece of history in one of the most beautiful countries in the world. However, turning that rustic farmhouse or historic villa into your ideal Italian retreat involves more than bricks and mortar – it requires navigating Italy’s complex legal and bureaucratic landscape.

Whether you’re a foreign investor or a retiree seeking la dolce vita, understanding the legal requirements before embarking on renovations is crucial. Here’s what you need to know – and why consulting experts like De Tullio Law Firm can save you time, money and stress.

To discuss your situation and eligibility, get in touch for a free consultation, or click here to get all our FREE guides for foreigners planning to renoveting, buy, sell or live in Italy.

Understand Property Title and Ownership before Buying

Before purchasing a property for renovation in Italy, it’s essential to verify that the seller has clear legal title. This means:

  • No outstanding debts or mortgages
  • No co-owners or inheritance disputes
  • Proper registration in the Land Registry (Catasto)

Failure to verify ownership can result in significant delays or even the invalidation of your purchase. De Tullio Law Firm, with decades of experience in Italian property law, can conduct thorough due diligence to protect your investment.

Renovating an Italian Property: Planning Permissions and Building Regulations

Renovation projects often require planning permission from the local municipality (Comune). Depending on the scope of your renovation, you may need:

  • CILA (Comunicazione Inizio Lavori Asseverata) for minor works.
  • SCIA (Segnalazione Certificata di Inizio Attività) for more substantial changes.
  • Building Permit (Permesso di Costruire) for structural work or major alterations.

Attempting work without the proper approvals can lead to heavy fines or demolition orders. Italian regulations are notoriously strict, especially for properties in historical zones or under heritage protection.

Dealing with Historic or Protected Properties

Many rural or older Italian properties fall under cultural heritage protection laws. If your property is classified as a historic building or located in a landscape-protected zone:

You’ll need approval from the Superintendency of Cultural Heritage (Soprintendenza)

Restrictions may apply to materials, color schemes, and architectural features

Legal experts like De Tullio Law Firm are essential in liaising with local authorities and heritage bodies to ensure your renovation is both compliant and respectful of Italian cultural norms.

Renovating a Property in Italy

When Renovating an Italian Property, Always Hire Licensed Professionals

Under Italian law, all building work must be overseen by licensed professionals:

  • Geometra: A surveyor responsible for project planning and documentation.
  • Architect or Engineer: For structural changes or major renovations.
  • Construction Company: Must be registered and insured.

Your professionals must also file the correct documentation and notify the local tax office and building authority before work begins.

Tax Incentives and Renovation Bonuses

Italy offers several financial incentives for restoring properties, including:

– Bonus Ristrutturazioni (50% tax deduction on home improvements).
– Ecobonus and Sismabonus (for energy efficiency and seismic upgrades).

Each bonus has specific eligibility criteria and documentation requirements. A legal advisor like De Tullio Law Firm can guide you in claiming these incentives while staying compliant with tax regulations.

Contractual Protections and Dispute Resolution when Renovating an Italian Property

Renovation disputes with contractors are not uncommon. To protect yourself:

  • Always sign a written contract outlining scope, timeline and penalties.
  • Ensure your contractors have liability insurance.
  • Include a dispute resolution clause to handle disagreements

Having your contracts drafted or carefully reviewed by a legal expert will help avoid future legal challenges.

Why Choose De Tullio Law Firm to Help with Renovating A Property in Italy?

When it comes to managing the legal complexities of renovating a property in Italy, choosing the right legal partner is paramount. De Tullio Law Firm is one of Italy’s most trusted and established names in property law, with over 60 years of experience guiding international clients through the intricacies of Italian legal processes.

Our Areas of Expertise:

We offer a comprehensive range of legal services tailored specifically to the needs of foreign property buyers, including:

Property Purchase and Renovation

From conducting due diligence before you buy, to handling planning permissions and contractor agreements during renovation, we ensure that every step of your property investment complies fully with Italian law.

Cross-Border Legal Matters

Buying and renovating property in a foreign country involves understanding not only local regulations but also how they intersect with international legal frameworks. Our cross-border legal expertise ensures seamless coordination between jurisdictions.

Inheritance and Succession Law

Italian inheritance laws can be particularly complex, especially for non-residents. Whether you’re planning ahead or managing an estate, we provide strategic advice to protect your family’s future and ensure smooth succession.

Personalized Legal Support – Wherever You Are

One of the key advantages of working with De Tullio Law Firm is our Power of Attorney (Procura Speciale) service. This allows clients to legally authorize us to act on their behalf in Italy – even if they remain in their home country throughout the entire process. From signing contracts and submitting applications to dealing with local authorities and notaries, we can manage the entire legal process for you.

This is particularly beneficial for international clients who cannot be physically present in Italy for every bureaucratic step. It provides a level of flexibility and peace of mind that few law firms can offer.

Why International Clients Trust Us

With a dedicated team of bilingual lawyers and deep local knowledge, we bridge the cultural and linguistic gaps that often cause confusion or delays in international property transactions. Our approach is personal, proactive, and transparent—qualities that have earned us a reputation for excellence among clients around the world.

Moreover, our long-standing relationships with Italian municipalities, notaries, surveyors, and heritage authorities enable us to move projects forward efficiently, avoiding common pitfalls that could stall your renovation or increase costs.

In short, whether you’re restoring a centuries-old farmhouse, updating a coastal villa, or modernizing an apartment in a historic city center, De Tullio Law Firm offers the legal clarity, local insight and hands-on support you need to make your Italian renovation project a success – without the stress.

Finally …

Renovating an Italian property can be a richly rewarding experience – but only if approached with due diligence and legal foresight. From verifying ownership to securing planning permissions and navigating tax incentives, every step must be legally compliant.

Partnering with experts like De Tullio Law Firm gives you peace of mind. In addition, it will ensure your dream home doesn’t become a legal nightmare. Before you lift a hammer, talk to us. Get in touch for a free consultation.

Invest in Italian Real Estate

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Italy is more than just a travel destination – it’s a country full of opportunity for property investors. Whether you’re looking for a vacation retreat, a rental income property, or a place to retire, choosing to invest in Italian real estate could be one of the smartest decisions you make.

From historic cities and rolling vineyards to sun-soaked coastlines and charming hill towns, Italy offers unmatched lifestyle appeal – and a surprisingly accessible property market for international buyers.

To discuss your situation, get in touch for a free consultation, or click here to get all our FREE guides for foreigners planning to buy, sell or live in Italy.

Why Invest in Italian Real Estate?

There are many compelling reasons to invest in Italian real estate:

  • Diverse Property Types: Italy offers everything from rustic stone farmhouses and Renaissance villas to modern apartments and seaside homes.

  • Attractive Prices: Property in Italy remains competitively priced compared to other Western European countries.

  • Rental Income Potential: With over 60 million tourists annually, short-term rentals in high-traffic areas are in strong demand.

  • Lifestyle and Legacy: Ownership in Italy isn’t just a financial investment—it’s a chance to experience its art, cuisine, and culture firsthand.

How Much Does It Cost to Invest in Italian Real Estate?

Prices vary significantly across the country. Here’s a snapshot:

  • Rome & Milan (Prime Urban Areas): €4,000–€10,000 per m²

  • Florence & Venice (Historic Centers): €3,500–€8,000 per m²

  • Tuscany (Rural Areas): €1,500–€3,500 per m²

  • Puglia & Calabria (Southern Regions): €800–€2,000 per m²

  • Lakes & Alpine Regions: €3,000–€7,000 per m²

  • Sicily & Sardinia: From €1,000 per m², with bargains inland

If you’re willing to look beyond well-known cities, you’ll find beautiful, affordable homes in lesser-known regions.

The Buying Process: What to Expect

Purchasing property in Italy requires careful planning. Here’s a step-by-step guide to help you navigate the process:

1. Research the Market – Identify the best locations that align with your investment goals. Coastal towns, historic cities, and rural retreats each offer unique advantages.
2. Set a Budget – Consider not just the property price but also taxes, legal fees, and renovation costs if needed.
3. Hire a Real Estate Lawyer – Italian property laws can be complex, especially for foreign buyers. A legal expert ensures your investment is secure.
4. Make an Offer and Sign a Preliminary Contract – Once you find the right property, you’ll sign a preliminary agreement and pay a deposit.
5. Finalize the Purchase – The final deed is signed in front of a notary, making you the official property owner.

Invest in Italian Real Estate: Legal Considerations for Foreign Buyers

In Italy, the principle of reciprocity applies, meaning buyers can purchase property if their home country grants the same right to Italian citizens. However, the legal process can be intricate. To avoid potential pitfalls, work with a trusted law firm experienced in Italian real estate transactions. At De Tullio Law Firm, we specialize in assisting international buyers, ensuring a smooth and legally sound purchase.

Finally …

Investing in Italian real estate is an exciting opportunity; however, it’s essential to have the right legal support. Fortunately, our team at De Tullio Law Firm is here to guide you through every step of the buying process, from due diligence to contract negotiation and closing. With over 60 years of experience in Italian property law, we not only offer expert legal services but also tailor them to your specific needs. Additionally, our multilingual team specializes in cross-border property transactions, ensuring that you receive comprehensive support at every stage of your property journey in Italy.

So, are you ready to make your Italian property dream a reality? If so, book a call with us today to get started!

Invest in Italian Property

I Want to Sell My Italian Property

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If you’re thinking, “I want to sell my Italian property”, you’re likely facing questions about legality, paperwork, taxes and how to avoid costly mistakes.

At De Tullio Law Firm, we specialize in helping clients sell their Italian property with full legal protection, transparency and efficiency. As a trusted Italian real estate law firm, we offer legal support throughout the entire selling process – from document checks to final notarial signing – whether you’re in Italy or abroad.

Let’s walk through what it takes to sell your Italian property successfully.

To discuss your situation, get in touch for a free consultation, or click here to get all our FREE guides for foreigners planning to renoveting, buy, sell or live in Italy.

1. Understand Your Legal Obligations Before You Sell Your Italian Property

Before listing your home for sale, it’s essential to understand your legal responsibilities as a seller. Italian law requires that your property be sold free of mortgages, liens, or other encumbrances, and that you disclose all relevant information to avoid post-sale disputes.

If you’re not currently residing in Italy, De Tullio Law Firm can represent you through a Power of Attorney (Procura Speciale), allowing us to handle the entire sale process on your behalf.

  1. Gather the Mandatory Documents to Sell Your Italian Property

To initiate the sale, you’ll need to compile a comprehensive legal file. This includes:

  • Atto di Provenienza – proof of ownership (e.g., deed, inheritance, donation)
  • APE (Attestato di Prestazione Energetica) – mandatory energy performance certificate
  • Planimetria and Visura Catastale – official floor plan and land registry extract
  • Conformità Urbanistica – confirmation that all renovations comply with local planning laws

Missing or outdated documents often derail deals. Our legal team performs pre-sale due diligence to identify and resolve red flags early. This saves time and avoids disputes.

  1. Reservation Offer: Secure a Buyer and Protect Your Interests

Before entering into a full preliminary contract, many sellers and buyers choose to sign a Reservation Offer (Proposta di Acquisto). This legally binding agreement secures the buyer’s intent to purchase, often alongside a small deposit.

At De Tullio Law Firm, we strongly recommend having this document drafted or reviewed by a lawyer. It defines the terms of commitment and prevents the property from being marketed to other buyers while negotiations continue. This step provides clarity and legal protection for both parties, especially in cross-border transactions.

  1. Sign the Preliminary Agreement (Compromesso)

Once a buyer commits, both parties sign the Compromesso di Vendita, a preliminary contract that outlines the agreed terms and conditions. At this stage, the buyer typically pays a deposit of 10–20%.

This agreement is legally binding, and any breach can lead to legal action or financial penalties. De Tullio Law Firm drafts or reviews these contracts to ensure your rights are protected and that the terms are fair and enforceable.

  1. Finalise the Sale with the Rogito Notarile

The final step to sell your Italian property is the Rogito, the official deed of sale signed before a notaio (Italian notary). The notary:

  • Verifies identities and documents
  • Confirms legal and tax compliance
  • Registers the ownership transfer in public records

Although the notary is technically neutral, buyers typically select and pay for their services. De Tullio Law Firm ensures that everything is prepared in advance and accompanies you – or represents you – at the final signing.

  1. Consider the Tax Implications When You Sell Your Italian Property

Sellers may incur Capital Gains Tax (Plusvalenza) if the property is sold within five years of purchase, unless it was used as your primary residence. Other costs you should account for include:

  • Real estate agent commission (usually 2–3%)
  • Notary and registration fees
  • Legal fees
  • Local taxes such as IMU or TARI

We collaborate with tax professionals to calculate your liabilities and help you take advantage of available tax exemptions where applicable.

  1. Sell Your Italian Property from Abroad with Legal Representation

Not in Italy? You can still sell your Italian property. With a Power of Attorney, De Tullio Law Firm can legally manage the entire sale on your behalf – drafting contracts, coordinating with real estate agents and notaries, and overseeing the signing of all legal documents.

Many of our clients live in the UK, US, Australia and beyond. Remote selling is secure, fully legal, and highly efficient with proper legal guidance.

  1. Avoid Common Pitfalls When Selling Your Italian Property

Over the years, we’ve helped countless clients avoid serious legal issues, including:

  • Sales blocked due to unregistered renovations
  • Incorrect cadastral records that delay registration
  • Buyer disputes stemming from ambiguous contract clauses

By working with De Tullio Law Firm, you gain peace of mind knowing your sale is fully compliant, documented and enforceable under Italian law.

Finally …

From verifying documents and securing a buyer to finalizing the deed, De Tullio Law Firm ensures your sale is smooth, transparent and legally sound.

Ready to Sell Your Italian Property? Contact De Tullio Law Firm today for a free consultation. Our multilingual team of real estate legal experts is right beside you.

Legal Checklist for Selling Real Estate in Italy

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Buying Property in Basilicata

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Basilicata truly dazzles with its dramatic landscapes, rich culture, and fascinating history. Consequently, buying property in Basilicata offers buyers a unique blend of natural beauty, historic charm, and remarkable real estate value. Whether you dream of a peaceful seaside escape, a charming rustic farmhouse, or a stylish apartment in a timeless town, Basilicata undoubtedly has something for everyone.

In this guide, we walk you through the buying process, spotlight key risks to avoid, and explain why working with a specialist real estate attorney is crucial for a smooth and secure transaction.

To discuss your situation, get in touch for a free consultation, or click here to get all our FREE guides for foreigners planning to renoveting, buy, sell or live in Italy.

Quick facts about buying property in Basilicata

Step 1: Understand the Market Before Buying Property in Basilicata

Basilicata is divided into two provinces:

– Potenza – A lively mix of medieval towns, dramatic mountains, and authentic southern living
– Matera – UNESCO World Heritage fame with ancient cave dwellings and elegant piazzas

The region is served by several convenient airports, including:

– Bari Airport (BRI) – A short drive to Matera
– Naples Airport (NAP) – Offering access to western Basilicata
– Brindisi Airport (BDS) – Ideal for southern adventures

Before making a move, ask yourself:

– Will the property serve as a vacation home, retirement haven, or investment?
– Are you aiming for a turnkey home or an exciting renovation project?
– How important are proximity to airports, hospitals, and cultural sites to you?

Because many properties here are historic or rural, early legal due diligence becomes absolutely essential to avoid future headaches.

Step 2: Work with Trusted Professionals When Buying Property in Basilicata

Building the right team around you is the first step toward a successful purchase.

Choosing a Real Estate Agent:

Select agents who:

– Are registered with the local Camera di Commercio
– Hold a valid agente immobiliare abilitato license
– Offer transparent commissions and clear contracts
– Collaborate openly with your attorney
– Communicate effectively in your preferred language

Above all, a good agent facilitates your journey rather than simply chasing a sale.

Why Hiring a Specialist Real Estate Attorney Is Critical:

Basilicata’s real estate transactions involve regional nuances and specific legal risks. A specialist attorney:

– Represents only your interests
– Manages full due diligence
– Shields you from hidden liabilities

Importantly, choose your own lawyer rather than accepting one recommended by an agent or seller. While such offers may seem convenient, they often present conflicts of interest. Your independent attorney will provide objective advice, full transparency, and robust protection.

Step 3: Legal Due Diligence When Buying Property in Basilicata

Skipping or rushing legal checks is a major risk you should avoid at all costs.

Your attorney will:

– Verify clear property title
– Ensure no hidden debts, mortgages, or easements
– Confirm accurate land registry entries
– Check for necessary building permits and zoning compliance
– Review historic preservation restrictions, particularly in Matera’s ancient districts

Real Pitfalls to Watch For:

One buyer, unfortunately, unknowingly purchased a farmhouse that was partly built on public land, which, as a result, limited their development options. Similarly, another buyer purchased an apartment in Matera, only to later discover, much to their dismay, that strict renovation limits were in place due to heritage protections. Meanwhile, a coastal buyer was surprised to find that their dream home came with unpaid taxes, which were tied to previous owners.

Clearly, solid legal checks are not optional – they are your safety net.

Step 4: Make a Reservation Offer – “Proposta di Acquisto”

After preliminary checks, your attorney will help you draft a reservation offer outlining:

– Your intended price
– Conditions subject to due diligence
– Timeframes for contract signing

A modest deposit secures the agreement. Upon seller acceptance, the offer becomes legally binding.

Step 5: Sign the Preliminary Contract (Compromesso)

The compromesso specifies all key sale conditions, such as:

– A detailed property description
– Final purchase price
– Payment deadlines
– Penalties for withdrawal

Typically, you will pay a 10–20% deposit at this point.
If you withdraw without a valid reason, you lose the deposit. Conversely, if the seller defaults, you are entitled to double the deposit amount.

Thus, precise legal drafting at this stage is essential to fully protect your interests.

Step 6: Final Signing – The Notary’s Role When Buying Property in Basilicata

Finally, the transaction concludes with the rogito — the deed of sale signed before a notary (notaio).

The notary’s role includes:

– Verifying the legality of the sale
– Ensuring all taxes are correctly paid
– Registering your new ownership

Keep in mind, though, that notaries remain impartial and do not offer legal advice. Only your attorney can safeguard your individual rights during this critical stage.

Moreover, if you do not speak fluent Italian, a certified translator must assist during the deed signing. Hiring a bilingual attorney from the start will simplify communication and ensure clarity throughout.

Finally…

At De Tullio Law Firm, we specialize in helping international buyers safely and confidently purchase property in Basilicata. Our decades of local experience, bilingual expertise, and tailored legal support ensure that your dream becomes a reality without unnecessary stress.

Whether you’re looking to invest in a charming Matera apartment or restore a countryside estate with sweeping mountain views, we are here to guide you at every step.

Ready to explore property opportunities in Basilicata? Contact us today for a free preliminary consultation.

Buying Property in Sardinia

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Sardinia’s turquoise waters, white-sand beaches and laid-back lifestyle make it a dream destination for property buyers. Whether you’re after a luxury coastal villa, a rustic country house, or a charming apartment in a historic town, buying property in Sardinia can offer excellent value and a stunning lifestyle. But as with any property purchase in Italy, the process is complex – and the risks are real if you go it alone.

In this guide, we’ll walk you through the steps, highlight potential pitfalls, and explain why working with a specialist real estate attorney is key to a smooth and secure transaction.

Buying real estate in Sardinia

 

To discuss your situation, get in touch for a free consultation, or click here to get all our FREE guides for foreigners planning to renoveting, buy, sell or live in Italy.

 

Step 1: Understand the Market Before Buying Property in Sardinia

Sardinia offers a wide range of real estate opportunities, from glamorous spots like Porto Cervo in Costa Smeralda to peaceful inland villages like Bosa or Oliena.

Prices vary dramatically between regions. Coastal properties are generally more expensive, especially in high-demand tourist areas, while inland homes tend to be more affordable and spacious.

Before buying, ask yourself:

– Will you live in the property year-round or only seasonally?
– Are you interested in renting it out?
– Do you prefer a move-in-ready home or are you open to renovations?

Also, be aware that some properties in Sardinia – especially rural or historic homes – may have legal or structural issues. This makes early due diligence absolutely essential.

Step 2: Work with Trusted Professionals When Buying Property in Sardinia

A reliable real estate agent and your own legal advisor are your two most important allies in this process.

How to Spot a Reputable Real Estate Agent

When buying property in Sardinia, look for agents who:

– Have registration with the Camera di Commercio (Chamber of Commerce)
– Hold a valid license (agente immobiliare abilitato)
– Provide clear, written contracts and commission structures
– Are open to collaboration with your attorney
– Communicate clearly and professionally in your language

Be cautious if an agent pressures you to skip legal steps or rush the decision. A trustworthy agent will support transparency and protect both parties’ interests.

Why You Need a Specialist Real Estate Attorney

Italian property law is intricate, and regional differences – like those in Sardinia –can catch foreign buyers off guard. A specialist real estate attorney protects your investment and ensures that all legal elements are verified and compliant.

Step 3: Legal Due Diligence When Buying Property in Sardinia

Due diligence is more than a formality – it’s the be all and end all of safeguarding your investment. Your attorney will:

– Confirm the seller has legal ownership and the right to sell
– Check for debts, mortgages, or liens on the property
– Verify planning and zoning compliance
– Ensure property boundaries match land registry records
– Review any building permits or historic restrictions

Real Examples of Legal Pitfalls in Sardinia

– One buyer unknowingly purchased a coastal home that had been illegally expanded. Local authorities later ordered the demolition of the unauthorized section.

– Another buyer purchased a property listed as “renovated,” only to find the renovations lacked the required permits – and couldn’t be legalized.

– A rural buyer later discovered that part of their land was subject to agricultural use restrictions, limiting their ability to develop it.

– In a heritage zone, a buyer purchased a historic home but hadn’t been informed it required special restoration standards and pre-approval from cultural authorities.

– A buyer agreed to purchase a country house from what they believed was a single seller. After the offer was signed, it emerged that the property had multiple heirs – some of whom had not consented to the sale. The process stalled for over a year while the inheritance matter was resolved through the courts.

– A couple near Alghero bought a home and soon faced a boundary dispute when a neighbor claimed ownership of an olive grove wrongly included in the sale.

– A buyer near Nuoro purchased farmland unaware it was under emphyteusis – an old leasehold still binding them to annual fees and restrictions on resale.

– Another buyer acquired a rural plot and soon discovered that a neighbor had been farming it for decades. The neighbor claimed legal possession through adverse use (usucapione).

– One beachside property included a scenic path later revealed to be a public right of way – preventing the new owners from fencing or restricting access.

These issues are common in Sardinia, especially in rural or older properties. With the right legal support, you can avoid expensive surprises.

Step 4: Make a Reservation Offer – “Proposta di Acquisto”

Once you’ve found the right property and your attorney has carried out all the basic checks, you can make a proposta di acquisto (reservation offer). This is a formal document stating your intent to buy, including the offered price, time frame, and key conditions.

If the seller accepts, both parties sign the offer and the buyer typically pays a small deposit. This agreement becomes legally binding. Your attorney will ensure the offer is properly drafted to protect your interests.

Step 5: Sign the Preliminary Contract (Compromesso)

After due diligence and acceptance of the offer, you and the seller sign the preliminary contract (compromesso). This includes:

– Full property details
– Agreed purchase price
– All relevant purchase conditions and payment terms
– Deadlines
– Penalty clauses

You will need to pay a larger deposit – usually 10% to 20% of the purchase price – at this stage. If the buyer backs out without legal reason, the deposit is forfeited. If the seller withdraws, they owe the buyer double the deposit. This contract must be legally sound, and your attorney plays a critical role in ensuring that.

Step 6: Final Signing – The Notary’s Role When Buying Property in Sardinia

You will need to sign

You will need to sign the final deed (rogito) in front of a notary (notaio), a state-appointed official responsible for:

– Confirming the legality of the transaction
– Ensuring all taxes and fees are paid
– Registering the sale with public authorities

However, the notary must remain impartial and cannot provide legal advice to either party. This surprises many foreign buyers, who assume the notary will act on their behalf. Only your attorney can protect your interests, review the deed, and ensure the final terms match the preliminary agreement.

Guide to buying a house in Sardinia

Finally …

De Tullio Law Firm is a leading choice for international clients buying property in Sardinia. With six decades of experience in Italian real estate law and inheritance matters, our law firm provides:

– In-depth legal due diligence
– Bilingual legal representation
– Seamless communication between all parties
– Tailored support for foreign buyers, from first contact to final deed

Whether you’re purchasing a vacation home or an investment property, De Tullio Law Firm ensures your transaction is legally secure and stress-free.

Ready to find your perfect Sardinian property? Contact us today for a free preliminary consultation. We are right beside you. Let us guide you through the entire property buying process with clarity and confidence.

 

Buying a House on the Amalfi Coast: What You Need to Know

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Dreaming of buying a house on the Amalfi Coast? You’re not alone. This breathtaking stretch of coastline, with its colourful cliffside villages, turquoise waters, and world-famous Mediterranean charm, attracts property buyers from all over the world.

But before you dive in, it’s crucial to understand the buying process, local regulations, and potential pitfalls. Let’s break it all down so you can invest in your own slice of paradise with confidence.

Thinking about buying a house on the Amalfi Coast? To discuss your situation, get in touch for a free consultation, or click here to get all our FREE guides for foreigners planning to renoveting, buy, sell or live in Italy.

How to Buy a House on the Amalfi Coast

The process of buying a house on the Amalfi Coast follows three key steps:

  1. Offer to Purchase (Proposta di Acquisto) – You make a formal offer to the seller.
  2. Preliminary Sales Agreement (Contratto Preliminare di Compravendita) – Both parties agree on the terms of the sale.
  3. Final Deed of Sale (Rogito Notarile) – The notary finalizes the transaction, transferring ownership to the buyer.

Step 1: Making an Offer

Once you’ve found the perfect property, you’ll need to submit a formal offer to the seller. If accepted, the offer becomes legally binding, so it’s crucial to review all property documents before signing.

Make sure you verify:
The property’s urban planning and cadastral compliance
Any outstanding taxes or legal issues
The structural integrity of the building

Estate agents often provide pre-printed purchase forms, but these may not fully protect your interests. A real estate lawyer can review the offer or draft a customized agreement to ensure you’re legally protected.

Step 2: The Preliminary Sales Agreement

Once the seller accepts the offer, both parties sign a Preliminary Sales Agreement, which outlines:

  • The final purchase price
  • Payment terms
  • Any conditions for completing the sale

At this stage, the buyer usually pays a deposit. If the seller backs out, they must return double the deposit amount. If the buyer withdraws, they lose their deposit.

Step 3: Finalizing the Purchase

The final step is signing the deed of sale with a notary. The buyer transfers the remaining balance, and ownership officially changes hands.

If you’re not fluent in Italian, you’ll need a legal interpreter at the signing. However, hiring a bilingual real estate lawyer can cover both legal assistance and translation—potentially saving you money.

Challenges of Buying a House on the Amalfi Coast

While buying a house on the Amalfi Coast is a dream, it comes with unique challenges that buyers should be aware of.

  1. Strict Urban Planning Regulations

The Amalfi Coast is a UNESCO World Heritage Site, meaning property development is highly restricted. Many homes have historical or environmental protections, limiting renovations or expansions.

Additionally, many homes don’t have proper planning permits, and Italian notaries don’t verify urban compliance before the sale. This means buyers sometimes unknowingly purchase properties that violate local building laws.

How to Protect Yourself:

  • Hire a real estate lawyer to check all planning documents before buying.
  • Avoid properties with unclear legal status, as they may be difficult to renovate or resell.
  1. High Demand & Competitive Market

The Amalfi Coast is one of Italy’s most exclusive real estate markets. Limited supply and high demand mean:

  • Prices are among the highest in southern Italy.
  • Properties sell quickly, often to international buyers.
  • Bargains are rare, and negotiations can be challenging.

How to Succeed in This Market:

  • Work with a local real estate agent who knows the market well.
  • Be prepared to act fast when you find the right property.
  • Get legal and financial pre-approval before making an offer.
  1. Landslide & Erosion Risks

Because of its steep cliffs and coastal location, the Amalfi Coast is prone to landslides and erosion. Some properties may have structural vulnerabilities due to unstable terrain.

What You Should Do:

  • Get a structural survey before purchasing.
  • Check if the property is in a high-risk zone for landslides.
  • Verify that necessary reinforcements or drainage systems are in place.
  1. Limited Vehicle Access & Parking

Many homes on the Amalfi Coast are located in pedestrian-only areas or have limited parking options. If you’re planning to live there full-time or rent it out, this could be a challenge.

Before Buying, Consider:

  • Is there private parking? If not, where’s the nearest public parking?
  • How accessible is the property for deliveries, guests, or emergency services?

To discuss your situation, get in touch for a free consultation, or click here to get all our FREE guides for foreigners planning to renoveting, buy, sell or live in Italy.

Finally…

Owning property on the Amalfi Coast is an incredible opportunity, but it requires careful planning. To ensure a smooth process:

Verify legal and urban planning compliance before making an offer.
Consult a local real estate lawyer to review contracts and property documents.
Be prepared for a competitive market—homes sell fast!

At De Tullio Law Firm, we specialize in helping international buyers navigate the Italian property market. With over 60 years of experience, we provide expert guidance to make your purchase stress-free.

Thinking about buying a house on the Amalfi Coast? Contact us for a free consultation, and let’s make your dream home a reality.