The technical sales report, or integrated notarial technical note, is the technical document that certifies, at the time of the deed, the urban planning and cadastral compliance of the property being sold. The document provides certified information regarding the property to be purchased and consists of sections containing the names of the seller and buyer, the identification of the property, i.e., its cadastral data, a description of the property in question, its permits, its urban planning and cadastral compliance, the details of the APE certificate, and the certificates of the existing systems.
When is a technical sales report required?
The technical sales report is required when purchasing a property to verify the compliance of the permits (permits, concessions, licenses, etc.) with which it was built. Please note that if you purchase the property through a real estate agency, the agent has no responsibility or obligation to verify the compliance of the cadastral and urban planning aspects; Nor does the notary have any liability in this regard.
Is a technical sales report mandatory?
A technical sales report is not mandatory. However, having one drawn up is always good practice, as it guarantees protection against future unpleasant and unexpected inconveniences. Professionals belonging to Notarial Associations and Professional Orders can recommend one when drawing up the deed, but not require it. Some banks require one for issuing a mortgage; in this case, the interested party is required to have the technical report drawn up or contact the credit institution that does not require it.
Who should I contact for a Technical Sales Report?
Although the seller can also declare the property’s conformity, they may not be a competent professional in the field, and, as mentioned above, the notary is not required to verify the authenticity of the document issued. Therefore, it is good practice to consult competent professionals, such as architects, engineers, or surveyors, or to ensure that the seller has a suitable professional they regularly consult.
What should a professional verify?
In general, a professional must ensure that the property actually complies with the documents filed with the Municipality and the Land Registry. Therefore, specifically, the following must be verified:
Urban Planning Compliance. It is necessary to compare the authorization documents, such as building permits and licenses, SCIA (Construction and Construction Inspection Authority), CILA (Construction and Construction Inspection Authority), etc., with the actual state of the property;
Cadastral Compliance. It is necessary to compare the cadastral plan with the actual state of the property. The fact that the cadastral plan and the actual state of the property conform to urban planning regulations does not prove the property’s urban planning compliance;
Habitability. This requires little explanation; it is proof that the property is habitable. Any uninhabitability of the property does not compromise its saleability, although the issue must be raised and considered;
The APE (Energy Performance Certificate).
When can a property not be declared compliant?
Two necessary premises:
The fact that the property is declared non-compliant does not compromise its ability to be sold.
If you are reading this article because you are interested in a property and want to be sure whether it is compliant or not, it is important to consult a competent professional, as the non-compliances can be numerous, different, and unique to each case, so great care is required.
In general, we can state that the following situations certainly prevent a property from being declared compliant, and that there are documents that can remedy the deficiencies:
Completely illegal building. That is, the property was constructed without any permit. In this case, a Building Amnesty or a Building Permit (Permesso di Costruzione) will be required;
Small internal modifications. Modified openings or closures, creation of mezzanines, or undeclared bathroom modifications. In this case, a CILA (Permesso di Costruzione) will be required for work already completed.
External modifications or an increase in volume. These are small modifications, like the previous ones, but external, such as the creation of verandas, closing off or adding balconies. In this case, a SCIA (Construction and Regulatory Authority) or Building Permit will be required;
Change of intended use.
Cost of the Technical Purchase Report
It is not possible to estimate the unit cost of the Report precisely, as it depends on the professional’s fee. Please also note that any missing documents and/or regularizations that need to be requested will also incur a cost (not included in the general price of the Technical Purchase Report).