For your holidays or as an investment: document checks and clear costs before you sign.
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Updated on 27/10/2026Document checks on every property
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Years of experience in Versilia real estate
Whether for your holidays or as an investment, by the sea the rules are tighter and mistakes more frequent. Before you pay the down payment we check the documents and tell you clearly.
In any case, you will receive the 9 checks on every property: mortgages and attachments · planning and land-registry compliance · landscape, historic and municipal restrictions · condominium regularity · approved extraordinary expenses · ownership shares · unpaid condominium fees · EPC · compliance of utilities.
Yes. We look for homes suited to the use you have in mind, holiday or investment, and we check the same documents as for a home lived in all year. Only what we look at most closely changes: if you want to rent it out, for example, use classification and the municipality's rules.
The offer is conditional on the checks having a positive outcome. If the problem can be put right before the deed, the seller takes care of it (and declares it in the offer). If it can't be fixed, you can withdraw and your deposit is returned, at no cost.
Often yes: the coastal strip and landscape restrictions change what you can do with verandas, terraces and annexes. We check them before the offer and explain in simple terms what can and can't be done.
Yes: damp, little-used systems and condominium expenses that arrive even when you're not there. We go through them together before you decide, so you don't find surprises in your first season.
Planning or land-registry discrepancies often emerge when the negotiation is well advanced.
Landscape, historic or municipal restrictions change what you can renovate or rent out.
Condominium expenses already approved pass to the buyer if nobody checks them.
Surprises are avoided before signing, not after. = ZERO SURPRISES
The promise is a method, not an outcome: guarantees written in the offer and checks done before you pay the down payment.
Also properties not yet published, as a preview. If you need a mortgage, you get a consultation with an independent broker and define your budget. Then we start the search with our method and our collaborations across Versilia.
Together with you we define the final offer, with all the guarantees and the features the property must have. The offer is conditional on the checks having a positive outcome.
Surveyors, engineers and architects check the property, complete the notary's report and hand you a stamped and signed technical report. You can also ask them any question you like.
First we present you with 3 notary quotes to compare, so you can pick the one that best suits your needs; then we follow you through to the deed, together with the technician, preparing all the paperwork needed for the act.
The check starts after the binding offer, is carried out by the technical firm and ends with a stamped and signed technical report. The offer is conditional on a positive outcome: if discrepancies emerge that can't be fixed, or aren't fixed by the seller before the deed, you can withdraw and your deposit is returned.
The property is encumbered by mortgages, attachments or other registrations: if you sign without knowing, the seller's debt can remain tied to the property.
We check the mortgage searches. If there is a mortgage, its cancellation is agreed before or at the time of the deed, and we write this condition into the offer.
Verandas, extensions, partitions or changes of use never authorised, a floor plan that differs from the actual state: they can block the mortgage and the sale and cost you fines or restoration works.
We compare the actual state, building permits and land registry. If it can be regularised, it is done at the seller's expense before the deed; otherwise it is declared in the offer, or you can withdraw.
A restriction can stop you from renovating, extending or changing windows and colours; work done without authorisation may have to be removed.
We check landscape, historic and municipal restrictions and describe them in the technical report: you know what you can do with the home before you sign.
Meetings and rules not respected, unauthorised works on common areas: disputes with the other owners and quarrels you end up inheriting.
We check minutes, rules and paperwork. Whatever isn't in order must be fixed before the deed.
The condominium has already voted for major works (façade, roof, lift): you may find yourself paying thousands of euros right after the purchase.
We read the minutes. The costs remain with the seller or are deducted from the price, in writing.
Wrong or never-approved share tables: you pay more expenses than due and end up in disagreement with the condominium.
We flag every inconsistency in the report, before you pay the deposit.
The seller hasn't paid their dues: the buyer can be held liable for the expenses of the current year and the previous one.
We ask the administrator for the accounts position: the dues must be settled by the seller before the deed.
The energy performance certificate is expired or missing: you risk fines and a home that costs far more to heat than you thought.
We check validity and energy class. If it's missing, it must be produced before the deed.
Electrical, gas or plumbing systems without certification or non-compliant: safety risks and upgrade costs all on you.
We check whether the declarations of conformity exist. If they are missing, we check whether a qualified technician can issue them or how to state it in the declaration at the deed, with the costs clear from the start.
The fee is due only when the sale is completed, on the purchase price stated in the deed. On the seller's side there is no cost for you.
| Item | Basic | Complete | Exclusive | When do I pay? |
|---|---|---|---|---|
| Agencyfee + VAT if due | 2% | 3% | 4% | Only when the sale is completed |
| Technical firmchecks and report | Extra | ✓ Included | ✓ Included | Only when the sale is completed |
| Brokerinitial consultation | ✓ Included | ✓ Included | ✓ Included | Only when the sale is completed |
| Notary3 quotes to compare | Extra | ✓ Included | ✓ Included | Only when the sale is completed |
NB. Where the notary is marked «included», this means 3 notary quotes to compare. The fee of the notary you choose for the purchase deed and the taxes are not included: they are costs external to our service, based on the quote you will receive and that you are free to accept or not.
It takes 2 minutes. We'll call you to set up the introductory meeting and get started, with no obligation. If you don't buy, you pay the agency nothing.
The offer is conditional on the checks having a positive outcome. If the problem can be put right before the deed, the seller takes care of it (and declares it in the offer). If an issue can't be fixed, you can withdraw and your deposit is returned, at no cost.
The Zero Sorprese Home method works because the agency and the technical firm work together, with the same rules and the same checks: that is how we can guarantee it. They are independent professionals external to us, but an integral part of our way of working. You are free to turn to outside people, but in that case we cannot guarantee our method. The broker is there for the initial consultation: after that you are free not to continue with them and not to choose the recommended bank, even though their comparison covers over 50 partner banks. For the notary, you choose from 3 quotes compared on the same items.
We cover the whole of Versilia, from the sea to the Apuan Alps: Viareggio, Camaiore, Massarosa, Pietrasanta, Forte dei Marmi, Seravezza and Stazzema. You'll find the pages dedicated to each municipality in the «Where we operate» section.
Yes. With Exclusive you do inspections by real-time video call, we handle the paperwork and translation of documents, and you have one dedicated contact person. Sworn translations, an interpreter at the deed and apostilles are third-party costs, charged separately. Assistance also in English and German.
A few steps from the sea, for holidays or as an investment.
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