Our Guide to Buying Property Off Plan - A Check List

Buying property off plan offers many benefits however it is critical that you buy from a developer you can trust and that you fully understand what you are buying.  The following are  the key questions we suggest you ask any developer:

• Plot Location:  How does your plot sit within the overall development.  What will your view or aspect be. What is the land around your plot zoned for.  In Istria agricultural land is rezoned every 10 years.  Today it is a clear and difficult process to rezone this land, this includes public consultation, including consulting owners of the surrounding land.

• Access and services: ask to see detailed plans  and timing for getting car access to the site. What is the timing and process for getting electricity, water and the management of  sewage for your plot.  Provision of these services is a legal obligation of the local community but this could take time. You need to fully review and agree the plans and timing with the developer.

• Planning Permission: In Istria there is a clear process for obtaining planning permission for build.  A developer MUST have all documentation on this and must have a legal permit to start the build work.  Ask to see all the plans for applying for any permits and to see documentation of these permits. Some developers do start build without the appropriate permits and this can be a disaster for the site once the local authority identify this.

• Plans for the whole development:  In many circumstance you will be buying a plot within a larger development. You need to see and understand plans for the development as a whole.  What happens to unsold plots? What are the completion dates for landscaping and communal facilities ( e.g. the pool).

• Think Ahead: talk to the developer about whether the developments will blend into the existing villages. How will the development look in 2, 5 and even 10 years. Think weathering.  For example, if you consider apartment blocks how will they age? Looking at villas, what stone will be used, how does this stone weather over time.  Has on-going maintenance of the build been considered in choosing the build material? 

• Get a guarantee: All developers should give a minimum 3 year guarantee with their product. The guarantee covers the structure ( 10 years ) windows, doors and other finishing's ( 3 years).  Ask how the developer intends to service this guarantee.

• Who will do the build? Find out how the developer manages the build do they have their own construction company or do they farm out to third party suppliers. 

• Property Management Services: Once your property is built you will probably need support from a property management  company.  Your developer should be responsible for property management of their developments.  Ask who will be the proposed manager, what is the experience of this manager, what will be the process for managing issues?

• The Build Specification:  ask to see the specification of the build.  Look for the details e.g. how will windows be finished off, what material is used? where is the material sourced?  Go to one of the developers sites and look at the packaging of the material. Ask how wood is treated for woodworm etc.  Keep asking questions, even ask to chat to the person in charge of the build.  Find out how seriously they take quality.  You have to build quality in up front it is expensive to go back later and refit or even rebuild! 

• The developer - check them out:
  • What is the background, competency and reputation of the developer.  Ask around in Istria and on the net,  see if you can chat to existing customers.
  • Completed projects: ask to see other projects the developer has completed. Look at the build quality,  talk to the owners.
  • Future plans: ask what plots and plans they have for the next few years, you want a developer in for the long run.
  • What management structure does the developer have. Who is responsible for quality of the build? How do they check and manage build timing and quality?
  • Look for a developer who offers a full service ( including build and on-going property management) with an emphasis on quality.

Much of the above is common sense but you would be astonished at the number of people and organizations (!!!)we come across who miss out items on this check  list or don't dig deeper into these issues and who regret it ....afterwards! 

It really is not too difficult to get this information, the developer should help you with answers and contacts, the internet is a fabulous tool,  plus a few phone calls and posted questions will get you lots of information.