Purchasing or restoring property in Italy, especially in regions like Le Marche, can be straightforward if you avoid common missteps. Read this guide to prevent pitfalls that can turn your dream home project into a costly headache.
👉 For a wider overview of Italy’s everyday systems, see: Italian Bureaucracy and Everyday Life.
1. Skipping Proper Due Diligence
Many problems arise because buyers fall in love with a property before confirming that everything is legally in order.
Land Registry Checks (Catasto & Conservatoria)
- The catasto (land registry) lists surface area, intended use, and basic details, but it is not proof of ownership.
- The conservatoria shows who actually owns the property and whether it has mortgages, liens, or legal disputes attached.
Failing to cross-check both can lead to issues like:
- Discovering unauthorized extensions or rooms that don’t legally exist
- Finding out the property is still co-owned by family members
- Unknown mortgages or debts attached to the property
👉 Read our Catasto and Conservatoria complete guide.
Boundary and Access Issues
Many rural Italian homes sit on irregular plots.
Always verify:
- Property boundaries through a geometra
- Legal access (right of way), not just physical access
- Shared roads or shared wells that may require agreements
A surprising number of properties in Italy have “questionable” access routes that can affect future renovation permits.
2. Underestimating Renovation Costs:
Renovating a historic building in Italy is rarely straightforward.
Hidden Structural Problems
Older homes often conceal issues such as:
- Rising damp (very common below the Appennini)
- Cracked foundations or settlement
- Rotting wooden beams
- Outdated electrical systems that don’t meet modern CEI standards
- Non-compliant sewer or septic systems
Even with a survey, surprises happen—especially in houses built before the 1970s.
Always add 15–20% to your renovation budget for unforeseen complications.
Local Artisans and Labor Costs
Artisans (muratori, idraulici, falegnami) are skilled but availability varies by region.
Costs can increase due to:
- Long waiting lists
- Material shortages
- Transport costs for rural areas
A realistic renovation in Italy often takes twice the time many buyers expect.
3. Ignoring Permits and Regulations:
Italy has strict rules, especially for historic towns and rural buildings.
Restoration often requires SCIA or Permesso di Costruire. SCIA is for moderate internal works (e.g., moving internal walls). Permesso di Costruire is required for structural changes, enlargements, or new construction.
Skipping these leads to fines or forced demolition of unauthorized works.
Heritage & Seismic Restrictions
If your house is in:
- a historic center (centro storico),
- a landscape-protected area (vincolo paesaggistico), or
- a seismic zone (most hilltop towns),
you must comply with extra layers of approvals, inspections, and seismic engineering requirements.
Expect longer timelines and higher technical fees.
4. Choosing the Wrong Team:
- Hire local geometra or architect for compliance.
- Vet contractors and artisans carefully; cheaper isn’t always better.
5. Overlooking Taxes and Fees:
- Notary fees, registration, and property taxes add 8–10% of purchase cost.
- Renovation incentives may offset some costs but require paperwork.
6. Neglecting Cultural and Environmental Context:
- Respect local practices and aesthetics.
- Understand the landscape, climate, and seasonal accessibility for construction.