The notarial deed is not the end of the purchase. For a foreign buyer, the first 90 days after completion are when documents, payments, utilities, condominium obligations and practical control of the property must be organised properly.
Many international buyers focus almost entirely on the moment of completion.
They arrange the final payment, sign the deed, receive the keys and return home believing that the most difficult part is over.
Legally, the purchase may be complete. Practically, the ownership project has just begun.
A foreign owner may still need to organise:
- The final property documents
- Registration and tax records
- Utility transfers
- Condominium communications
- Insurance
- Local taxes and recurring expenses
- Maintenance and access
- Rental or renovation plans
- Documents for future sale, inheritance or financing
The first three months are also when small omissions become expensive. A missing document, an unpaid charge, an unresolved utility issue or a misunderstanding about the property’s legal status can create problems that become harder to correct later.
This guide provides a practical post-closing checklist for foreign owners. It is not a tax return guide, a property-management service or a substitute for advice tailored to a particular property.
The short answer
During the first 90 days after buying property in Italy, a foreign owner should:
- Obtain and securely store the final deed and related documents.
- Confirm that the purchase and ownership records are complete.
- Complete utility, condominium and insurance arrangements.
- Identify local taxes, recurring payments and outstanding balances.
- Confirm the actual condition and legal usability of the property.
- Organise a reliable local contact or property-management arrangement.
- Preserve a complete file for future sale, inheritance, renovation or rental.
- Resolve any discrepancy immediately rather than assuming it will disappear.
Ownership is not only the right to hold a property. It is also the responsibility to administer it properly.
Days 1 to 7: secure the closing file
The first task is to obtain and organise the documents connected with completion.
The file should normally include, depending on the transaction:
- The signed notarial deed
- A certified or final copy of the deed, when available
- Payment records
- Tax and fee receipts
- Cadastral information
- Plans and technical documents
- Energy-performance documentation
- Building permits and planning records
- Condominium documents
- Insurance documents
- Utility information
- Keys, access codes and alarm details
- Any powers of attorney used for the purchase
- Written agreements with agents, contractors or property managers
A foreign owner should not rely on a single email inbox or on documents remaining with an agent.
Create a structured digital file and keep secure copies in at least two locations. Important documents should be stored in their original form, with translations where needed for future use.
This file can become important if the owner later:
- Sells the property
- Applies for finance
- Renovates
- Rents the property
- Transfers it to a family member
- Makes a gift
- Arranges succession
- Faces a dispute
- Needs to prove the legal history of the property
If you are uncertain about the documents received at closing, our Full Legal Due Diligence for Property Buyers in Italy can help identify what should exist in the legal file and whether material gaps remain.
Confirm that the final deed reflects the transaction
The owner should review the final documentation against the transaction as agreed.
Check:
- The identity of the buyer
- The property description
- The cadastral references
- The ownership shares
- The accessories and appurtenances
- Any land included in the sale
- The agreed price
- The payment record
- The stated condition of the property
- Any easements, restrictions or rights referred to in the deed
- The date of possession
- Any obligations that continue after completion
This is particularly important where the purchase involved:
- A villa with annexes or outbuildings
- A rural property
- Land
- A pool, terrace or external structure
- A property subject to an easement
- A property sold by heirs or multiple owners
- A company or other ownership structure
- A remote purchase or power of attorney
If something appears inconsistent, do not wait until the next sale to ask questions.
Some issues can be corrected or clarified relatively easily shortly after completion. Others become more difficult once documents are lost, people become unavailable or memories of the transaction fade.
Days 8 to 30: transfer utilities and services
A foreign owner should identify which utilities and services require transfer, activation or a new contract.
Depending on the property, this may include:
- Electricity
- Water
- Gas
- Internet
- Waste-related services
- Security systems
- Alarm monitoring
- Pool maintenance
- Garden maintenance
- Heating or cooling systems
- Private-road or access arrangements
The buyer should obtain the latest meter readings and invoices and verify whether any previous balance remains outstanding.
Do not assume that a utility contract automatically transfers simply because ownership has changed. The practical procedure can depend on the provider, the property and the local authority.
Keep evidence of:
- The date of transfer
- The meter reading
- The final bill of the previous owner
- The first bill issued to the new owner
- Any deposits paid
- Any dispute or correction requested
For rural or coastal homes, the utility position may require more attention. A property may depend on wells, septic systems, private roads, tanks, generators or other arrangements that are not obvious from a standard urban apartment purchase.
These systems should be identified and documented before they fail.
Contact the condominium administrator
If the property is in a condominium, the new owner should establish contact with the administrator promptly.
Obtain:
- The administrator’s contact details
- The latest condominium budget
- The latest approved accounts
- The schedule of ordinary expenses
- Information about extraordinary works
- The relevant condominium regulations
- Meeting minutes
- Any notices concerning disputes, repairs or assessments
- Information about unpaid charges connected with the property
The owner should also confirm:
- The amount currently due
- The payment schedule
- Whether any extraordinary works have been approved
- Whether works are planned for the roof, façade, lifts, access, pools or common areas
- Whether there are disputes involving the building
- Whether short-term rentals or other uses are restricted
A buyer who purchases a holiday home may return abroad immediately after completion and discover months later that a major condominium charge has been approved.
The property may be legally acquired, but the financial obligations of ownership continue.
For a specific discussion of condominium-related risk, read Case Study: When Hidden Condo Debts Cost a Fortune.
Identify local taxes and recurring costs
Property ownership in Italy can involve different taxes and charges depending on:
- The type of property
- Whether it is a main residence or second home
- The owner’s residence status
- The municipality
- The intended use
- Whether the property is rented
- Whether the owner operates through a company
- Whether the property is subject to particular exemptions or rules
A foreign owner should identify the applicable obligations with a qualified tax professional.
The legal purchase does not automatically organise the owner’s future tax compliance. The owner should establish who will monitor:
- Local property taxes
- Waste-related charges
- Rental taxes, where applicable
- Income arising from the property
- Tax-residence consequences
- Reporting obligations in the owner’s home jurisdiction
- Tax issues arising from a later sale, gift or inheritance
This article does not provide individual tax advice. The point is practical: do not assume that buying a property is a one-time tax event.
If the property is intended to form part of a wider relocation or high-value ownership strategy, see Italy Flat Tax for New Residents 2026.
Check the insurance position
A foreign owner should review whether the property is adequately insured.
Depending on the property, insurance may need to address:
- Building damage
- Fire
- Water damage
- Theft
- Liability to third parties
- Pool-related risks
- Severe weather
- Unoccupied-property risks
- Renovation works
- Rental activity
- Staff or contractors working at the property
- Valuable contents
Policies may contain specific conditions when the property is left vacant for long periods. A buyer who owns a second home in Sardinia but lives abroad should confirm the insurer’s requirements.
The owner should also check:
- Who receives urgent notifications
- How claims are made from abroad
- Whether an Italian contact is required
- Whether the insured value is adequate
- Whether renovations or alterations invalidate cover
- Whether rental or commercial use changes the policy
Insurance does not cure legal defects in the property. It is one part of responsible ownership.
Confirm access and local control
A foreign owner should know who can access the property and under what authority.
This may include:
- Family members
- Property managers
- Estate agents
- Cleaners
- Gardeners
- Maintenance contractors
- Security companies
- Neighbours with access rights
- Condominium personnel
- A local lawyer or representative
Create a clear access register. Keep track of:
- Keys
- Remote controls
- Alarm codes
- Gate codes
- Digital access systems
- Safe combinations
- Utility cupboards
- Technical rooms
- Water and electricity shut-off points
Where a property is left empty, establish a routine for inspections. A vacant property can suffer damage from leaks, storms, humidity, pests or unauthorised access long before the owner becomes aware of it.
For a foreign owner, local control is part of legal and practical risk management.
Check the actual condition of the property
The first weeks after completion are an appropriate time to document the condition of the property.
Take dated photographs and videos of:
- Interior rooms
- Exterior walls
- Roofs and terraces
- Pools
- Annexes and outbuildings
- Boundaries
- Access roads
- Meters
- Technical installations
- Signs of water damage, damp or structural problems
- Furniture and fixtures included in the transaction
Compare the actual property with:
- The sale documents
- The plans
- The appraisal or survey
- The photographs used during the negotiation
- Any written statements made by the seller or agent
If a material problem appears that was not disclosed or does not correspond with the transaction documents, preserve the evidence and obtain advice promptly.
Do not carry out substantial alterations before understanding whether the work requires permits or could affect the legal position of the property.
For works and permit issues, read Building Without Permits in Italy: What “Edilizia Libera” Really Allows.
Do not start renovation work immediately
A new owner often wants to improve the property as soon as the deed is signed.
That may be reasonable, but renovation should begin only after confirming:
- What works are legally permitted
- Whether a building procedure is required
- Whether the property has planning irregularities
- Whether the cadastral position is consistent
- Whether landscape, coastal or historic restrictions apply
- Whether condominium approval is needed
- Who is responsible for design and supervision
- How contractors will be appointed
- Whether contracts and payment stages are clear
- Whether the works affect existing guarantees or insurance
A property that has just been purchased may contain unresolved issues. Starting work can complicate the legal and evidential position.
For structured support on renovation projects, see Renovation and Legal Project Control for Foreign Buyers in Sardinia.
If you intend to rent the property
A buyer should not assume that a property can be rented immediately after purchase.
The legal and practical position may depend on:
- The type of rental
- Local rules
- Registration or notification requirements
- Condominium restrictions
- Planning and use classification
- Safety requirements
- Tax treatment
- Insurance
- Management arrangements
- Whether the property is in a managed residence or condominium-hotel structure
The owner should establish the rental model before advertising the property.
A plan for short-term rental, long-term rental, personal use and occasional occupation can produce different legal and administrative consequences.
For Alghero properties, see Short-Term Rentals and Holiday Homes in Alghero.
For investment properties in Sardinia, see Buying a Sardinia Property as an Investment.
Days 31 to 60: create a proper ownership file
By the second month, the owner should organise the property file in a way that another professional can understand.
The file should identify:
- The property and cadastral references
- The acquisition date
- The purchase price and payments
- The owner or owners
- The ownership shares
- The source of the acquisition documents
- The legal and technical status
- The condominium position
- The utility providers
- Insurance details
- Tax contacts
- Property-management contacts
- Maintenance records
- Renovation records
- Rental documents, if applicable
- Relevant correspondence
This is not bureaucracy for its own sake.
A complete ownership file reduces future legal cost and avoids the need to reconstruct the property’s history when:
- The property is sold
- The property is inherited
- A family member needs to manage it
- A lender asks for documents
- A dispute arises
- A renovation is planned
- A rental activity begins
- The owner becomes unable to manage the property personally
For owners with international families, succession should be considered early. See Italian Will for Foreign Property Owners in Italy.
If there is a problem after completion
A foreign owner should act promptly if a problem appears after the deed.
Possible issues include:
- The property is not vacant as expected
- A utility balance is unpaid
- The condominium position differs from what was represented
- A structure is not legally documented
- A boundary or access problem emerges
- A seller’s statement appears inaccurate
- A contractor begins unauthorised work
- The property cannot be used as planned
- A document expected at closing is missing
- A third party claims a right over the property
The correct response depends on the facts and the documents.
The owner should preserve:
- Photographs and videos
- Emails and messages
- Invoices
- Payment records
- Reports
- Notices
- Names of witnesses
- Contracts
- The relevant deed and annexes
Avoid relying only on telephone calls. Written communication creates a clearer record and makes it easier for advisers to understand what happened.
For a focused legal assessment of a specific issue, see our Before You Sign Brief for Foreign Buyers in Italy, adapted where appropriate to a post-closing problem.
Days 61 to 90: review the ownership strategy
By the third month, the owner should review whether the property is being used in accordance with the original plan.
Ask:
- Is the property for personal use, rental or investment?
- Is the ownership structure still appropriate?
- Are the current costs consistent with expectations?
- Is renovation legally and financially feasible?
- Does the owner need a local representative?
- Are family or succession arrangements clear?
- Is the property adequately insured?
- Is the property’s legal file complete?
- Does the owner need to review tax residence or reporting consequences?
- Is the property intended to be sold, gifted or transferred in the future?
A purchase can evolve. A buyer who initially planned to use the property as a holiday home may later decide to rent it, renovate it extensively, move to Italy or transfer it to a family structure.
Those changes should be reviewed before implementation.
A practical example
A foreign couple buys a rural property in Sardinia and returns home shortly after the deed.
They assume the property is ready for occasional use. They have received the keys, but no one has checked the house for several months.
A water leak develops. The electricity contract remains in the previous owner’s name. A condominium-related access charge is disputed. The couple then discovers that the detached storage building they intended to renovate is not documented in the way they expected.
None of these problems necessarily changes ownership of the main property. But together they create cost, delay and uncertainty.
A first-90-days process would have identified:
- The meter readings
- Utility transfers
- Access arrangements
- Inspection responsibility
- The status of external structures
- The relevant maintenance and renovation documents
The purpose of post-closing organisation is not to create unnecessary formalities. It is to prevent manageable issues from becoming expensive ones.
What Govoni Law does and does not do
Govoni Law does not provide property-management, insurance, banking or tax-return services.
We assist foreign buyers and owners with the legal aspects of Italian property, including:
- Reviewing the legal position of a property
- Checking title and ownership documentation
- Assessing planning, cadastral and permit issues
- Reviewing contracts and transaction documents
- Identifying legal risks affecting use, renovation, rental or resale
- Advising on ownership, transfer and succession planning
- Handling real estate disputes where problems arise
- Providing written legal assistance for international clients
Our Full Legal Due Diligence for Property Buyers in Italy is principally designed before purchase, but a post-closing review may be appropriate where documents are incomplete or a material problem has emerged.
For a focused issue, see Light Due Diligence for Property Buyers in Italy.
First 90 days checklist
Documents
- Obtain the final deed and related documents.
- Store copies securely in more than one location.
- Confirm that cadastral references and ownership shares are correct.
- Keep payment records and tax receipts.
- Collect plans, permits, certificates and technical documents.
Utilities and property
- Record meter readings.
- Transfer or activate utilities.
- Check for previous unpaid balances.
- Inspect the property and photograph its condition.
- Confirm keys, alarm codes and access arrangements.
- Arrange inspections if the property will remain vacant.
Condominium
- Contact the administrator.
- Obtain the budget and accounts.
- Check ordinary and extraordinary expenses.
- Request meeting minutes and regulations.
- Confirm whether disputes or works are pending.
Insurance and management
- Review insurance cover.
- Confirm vacant-property conditions.
- Arrange local maintenance.
- Keep a register of people with access.
- Record emergency contacts.
Legal and tax planning
- Identify applicable local taxes and recurring charges.
- Obtain appropriate tax advice.
- Decide whether the property will be rented or used privately.
- Check whether planned renovations require approval.
- Review succession or ownership planning if relevant.
Need help reviewing the property after completion?
If you have completed the purchase of a property in Italy or Sardinia and are unsure whether your legal file is complete, send us the deed, property documents or the specific issue that has emerged.
Govoni Law does not replace a property manager, accountant, insurer or technical professional. We provide independent legal assistance where the concern involves title, contracts, planning, ownership, restrictions, post-closing obligations or a dispute.
To request a written review, visit our contact page.
The deed completes the purchase. Good ownership requires the next steps.