Buying a Home in Italy: 5 Mistakes That Can Cost You Tens of Thousands of Euros (and How to Avoid Them)

Over the years, I’ve seen some real estate transactions go incredibly smoothly and others turn into nightmares. The deciding factor, almost without exception, wasn’t luck. It was information—or rather, the lack of it at the wrong moment.

Buying a home is probably the most important financial decision a person will ever make. Yet people often rely almost entirely on a quick walk-through, on information provided verbally by the real estate agent—who, by law and by nature, protects the transaction, not the buyer—or on the notary, who certifies the validity of the documents but does not assess the condition of the property and is not responsible for the statements made by the parties, for example regarding the absence of building code violations in the property. Neither of them has the mandate, nor the tools, to tell you what you really want to know: whether you’re making a mistake or getting a good deal.

Mistake n.1 — Buying a property with building code violations (even without knowing it)

Building code violations are probably the most insidious pitfall in the Italian real estate market—sometimes because they’re not immediately obvious, and sometimes because people think, “It won’t take much to fix it.” A basement converted into a living space without permits, an enclosed veranda, a converted attic, an interior layout altered from the floor plan filed with the municipality: all of this exists, is common, and becomes the buyer’s problem the moment they sign the deed. “But architect, I bought it like this—it wasn’t me!” Do you know how many times I’ve heard that line?

I’m not talking about minor discrepancies that can be resolved with a few thousand euros in fees for technicians and fines. I’m talking about situations where the unauthorized work couldn’t be regularized, or where the city ended up demanding demolition. I’ve seen families forced to tear down a 30-square-meter veranda just a few months after moving in, or worse yet, having to give up on bank financing because the property wasn’t compliant and the bank, in these cases, never grants a mortgage. The costs of these situations range from 10,000 to 50,000 euros—or more—covering paperwork, fines, restoration work, and, in the worst cases, legal disputes.

How to avoid this: It is essential to start by reviewing the property records at City Hall and the Civil Engineering Department, and to have a qualified professional conduct a review of the property’s zoning, structural integrity, and cadastral status before signing the preliminary agreement. Unless further investigation is required, this process costs around 1,000 euros and provides a clear picture of the situation, saving great money and avoiding frustration.

Mistake n. 2 — Ignoring project constraints and limitation

A property may be subject to landscape or historical restrictions, or have building regulations that do not allow for the planned modifications. It may be located in an agricultural zone, within a road buffer zone, or in an area covered by a zoning plan that prohibits certain types of development. These restrictions do not necessarily prevent the purchase, but they may prevent you from doing what you had in mind.

The classic scenario: you buy a rustic property with the idea of renovating it and turning it into a home or a tourist facility. Then you discover that the change of use is not permitted under the municipal zoning plan, or that the landscape restriction imposes such stringent limitations that the project becomes economically unsustainable or physically unfeasible. The project dies before it even begins, and the property—purchased with that prospect in mind—suddenly is worth much less.

This is not uncommon, and it’s not just a problem for foreigners buying in the countryside who think anything goes. It also happens in urban settings with historic buildings subject to preservation orders by the Superintendency, where certain renovations require authorization processes that take years and have uncertain outcomes.

Then there are the technical limitations: the open-concept space you can’t create because the wall you wanted to knock down was load-bearing is perhaps the most classic of timeless classics.

How to avoid this: You can sit down in the evening and read the local Building Code, the Technical Regulations of the Urban Master Plan, and a few books on structural engineering. Or you can consult a professional who knows how to interpret them in the specific context and determine whether and to what extent they will limit your ideas regarding the building. (Yes, I recommend the second option.)

Mistake n. 3 — Understimating the condition of the facilities and infrastructure

A home that looks well-maintained on the surface may hide electrical wiring from the 1970s that no longer meets current standards, lead or iron pipes that have corroded, a heating system that may have a new boiler but requires a complete overhaul of the distribution system, or an uncertified chimney. These issues are not visible, or are barely visible and depend on the area and the materials that were in vogue at the time of construction. But they come at a cost.

A complete replacement of the electrical system in a 100-square-meter apartment starts at 8,000–10,000 euros. A plumbing system that needs to be redone from scratch can cost similar amounts or more. A new boiler with an upgrade to the heating system ranges from 5,000 to 15,000 euros, depending on the situation. Add up two or three of these projects on a property you bought without factoring them in, and you have a hidden cost that can easily exceed 30,000 euros.

And that beautiful exposed stone wall you like so much—is it solid? What are the floors like? How many more years does the roof structure have left before it needs a costly overhaul?

How to avoid this: A pre-purchase technical inspection conducted by a professional with expertise in building systems and structural engineering (or who works as part of a team with someone who has such expertise) allows you to better estimate these costs before—rather than after—signing the contract. In some cases, I’ve even convinced the client to buy only after a thorough inspection of certain structural elements, because the risk of a leaky structure well-concealed by plaster was extremely high!

Mistake n. 4 — Miscalculating actual operating costs

This mistake is widespread: it affects both first-time homebuyers and investors. People assess the purchase price, estimate the mortgage payment, and put a rough figure on any necessary renovations. But what about annual maintenance costs? These are often left out of the calculation—or included in a very optimistic estimate.

An apartment in an unrenovated 1970s condominium can have heating costs exceeding 2,000–3,000 euros per year. Added to this are the condo fees for maintaining common areas, the IMU tax if it’s not a primary residence, insurance, and above all, the funds to be set aside for extraordinary condo expenses—roof repairs, elevator replacement, exterior insulation—which will inevitably arise and can amount to thousands of euros per unit. I have seen condominium resolutions for urgent roof repairs costing €15,000 per unit, with emergency resolutions and extremely tight payment deadlines.

How to avoid it: In the case of condominium units, make sure to obtain all the condominium documentation before signing anything—minutes from the most recent meetings, the special maintenance plan, and the payment status. And ask for help in reviewing it. For single-family homes, create a master plan of potential energy-efficiency improvements and the estimated energy consumption following each improvement, so that you can gradually reduce costs over time as you make changes to the property, knowing exactly how much each improvement will cost.

Mistake n. 5 — Settling for the listed price

The asking price is a starting point, rarely the final figure. But there are additional costs associated with the purchase that are often underestimated or completely overlooked in the initial calculation.

Just the fixed costs: the registration tax (or VAT if buying from the builder), notary fees, and the real estate agency commission—which in Italy is split between both parties and typically amounts to 3% each of the agreed-upon price. (Always ask about this before signing anything!) Even so, on a €200,000 purchase, fixed costs easily add up to €15,000–€20,000. If you take out a mortgage, there are application and appraisal fees. If the property requires renovations, there are design costs, building permits, and safety coordination. All legitimate, all more or less predictable—but only if someone tells you about them beforehand.

And then there’s the negotiation. The price listed at the real estate agency almost always includes room for negotiation. Knowing how much, and above all, on what technical grounds to base a request for a price reduction, can make a difference of 5,000 to 20,000 euros on the final price.

What to do, in practical terms

I’m not saying that buying a home in Italy is impossible or inherently risky. What I am saying is that it is a complex process, especially following recent regulations that have significantly tightened enforcement against violations. It is a process that deserves the same approach you would take for any major investment: do your research, seek assistance from those who understand the mechanics, and don’t let your enthusiasm for “the dream home” cloud your critical judgment precisely when you need it most.

For twenty years, we have been supporting our clients—both Italian and foreign—through the stages of searching for, evaluating, and purchasing real estate, always and exclusively from the buyer’s perspective. We do not have homes to sell. We offer technical, urban planning, and building systems expertise to those who must make an important decision without making mistakes that could cost them tens of thousands of euros.

It’s not about being against someone; it’s about advocating for clarity and balance in negotiations: after all, the seller has often built or lived in the property for years and knows its strengths (which they’ll highlight) and its flaws (which they’ll downplay, at best), while you sit on the other side of the table with just a ten-minute walkthrough under your belt and the false belief that you know what you’re talking about.

If you’re considering a purchase and want to understand exactly what you’re buying—before signing anything—contact us for a pre-purchase analysis. Often, all it takes is an on-site inspection and a few hours of work to turn a blind leap of faith into an informed decision.

Enrico Bortoluzzi — Architect, Certified Passivhaus Designer, and Buyer’s Agent at Studio Bortoluzzi Associati — We are based in Belluno, Alpago, and Feltre, but we operate directly throughout northern Veneto and the Dolomites region, as well as throughout Italy in collaboration with local partners