The construction of a new building in Italy is a complex process, full of bureaucratic and technical procedures. To facilitate this process, we have created a guide that illustrates the main steps to follow to build a property from scratch.

It is important to emphasize from the outset that each project is unique and has its own specificities. Therefore, it is essential to rely on experienced professionals in the sector, such as Fiat Lux Legal consultants, to obtain personalized and immediate answers to your needs.

Do you need clarification or assistance? Do contact us at our email address info@fiatlux.legal. 

Here is a general overview of the procedure to follow.

1. Administrative procedure

1.1. Planning and design

The initial phase concerns planning and design and includes the following steps:

• Feasibility study: this consists of evaluating the feasibility of the project, considering urban, economic, and environmental aspects.
• Preliminary, final, and executive design: this involves the development of the projects by a qualified technician (architect, engineer), in compliance with current regulations.
• Verification of urban compliance: this last step concerns the verification of the project’s compliance with the General Regulatory Plan (PRG) of the place where the property is to be built and with the municipal Building Regulations.

1.2. Authorizations and permits

After verifying compliance, you will need to proceed with a series of bureaucratic procedures, i.e., obtaining the necessary authorizations and permits. Here are the main ones:

• Building Permit: this is a fundamental document that must be requested from the Municipality of the place where the property is to be built, presenting the necessary technical documentation.
• Landscape and environmental authorizations: these are necessary documents to be obtained if there are landscape or environmental constraints.
• Authorizations from other bodies: these are further possible authorizations from other competent bodies (e.g., Superintendency, Fire Brigade).
• Communication of Commencement of Works (CIL) or Certified Notification of Commencement of Activity (SCIA): depending on the type of intervention, it may be necessary to submit a CIL or a SCIA.

2. Execution of works

Once all the necessary titles and permits have been obtained for the specific case (again, each project has its own peculiarities and procedures may vary depending on the Municipality in which the property will be built), you will need to proceed with the execution of the works, i.e., the actual construction.

This phase, in turn, consists of several steps, which are:

• Site preparation: this is the first step, i.e., the preparation of the construction site, with the setup of all necessary safety measures.
• Execution of works: this involves carrying out the construction works, in accordance with the approved project and safety regulations.
• Supervision of works: every construction site needs control and supervision of the works by a qualified site manager.
• Testing: once the works are completed, the conformity of the works carried out with the project and current regulations will be verified.

Once the testing is completed, the final steps will need to be carried out, namely:

• Communication of completion of works: this consists of notifying the relevant Municipality that the works have been completed.
• Certificate of occupancy: this is a certificate that attests to the building’s suitability for its intended use.
• Land registry: this involves registering the building in the Land Registry of the Municipality where the new building is located.

3. Charges and costs

The construction of a new building involves a series of charges and costs that can vary significantly depending on several factors, including:

• Type of building: residential, commercial, industrial, etc.
• Size and characteristics of the building.
• Location of the construction area.
• Complexity of the project.

3.1 Urbanization charges

These charges are paid to the Municipality where the building is going to be constructed and are intended to finance primary urbanization works (roads, sewers, public lighting) and secondary urbanization works (schools, parks, etc.). The amount varies based on the urban area and the intended use of the building.

3.2 Construction costs

These costs include expenses related to the construction of the building, including materials, labour, equipment, etc. Estimates vary widely depending on the materials and the complexity of the project.

3.3 Charges for the Building Permit

The Building Permit is the authorization issued by the relevant Municipality for the construction of the building.

The cost of the permit includes:

• Secretarial and investigation fees.
• Construction charges, which vary based on the characteristics of the building.
• Fees of the technician who handles the paperwork.

3.4 Design costs

These costs relate to the fees of the professionals involved in the design (architect, engineer, surveyor). The amount varies based on the complexity of the project and the professionals’ fee.

3.5 Legal costs

These are all the costs related to the assistance and advice of a lawyer who drafts the contracts and oversees their execution, as well as ensures compliance with all applicable regulations in the various stages of the procedure.

3.6 Other costs

• Costs for geological and geotechnical surveys of the land.
• Costs for landscape and environmental authorizations, if necessary.
• Costs for connection to utility networks (water, gas, electricity).
• Costs for registering the property with the land registry.
• Costs related to various taxes (VAT, registration tax, etc.).

4. Useful tips

Before undertaking any construction work, it is essential to plan carefully and gather thorough information. Here are some suggestions to better approach the process:

• Request detailed quotes from various construction companies or organize a private tender involving multiple companies: this will allow you to carefully compare quotes and choose the offer that best suits your needs and budget.
• Seek information, either directly or through a trusted professional, from the competent municipal offices to find out the exact amounts of charges and taxes: having detailed information on the exact amounts and payment methods will allow you to have a complete picture of the costs to be incurred and to avoid surprises later.
• Consider any unforeseen additional costs: even with the best planning, unexpected events that result in additional costs can always occur. It is important to budget for these eventualities. A good tip is to add 10-20% to the planned budget to cover any unforeseen costs.

If you intend to start a new project and do not know where to start, do contact our team at Fiat Lux Legal professionals. We will be happy to make our resources and experience available to you to best carry out your project. Write to us at info@fiatlux.legal.