Necessary documentation to sell a house in Italy: the complete guide for 2026

Checklist of essential documents for selling a house

Before delving into each aspect, here is a summary of the main documents needed to sell a property in Italy. This list is the starting point for approaching the sale with greater confidence and without the risk of bureaucratic hitches:

1. Deed of provenance (sale, donation, or succession)

2. Updated cadastral record (visura catastale) and floor plan

3. APE – Energy Performance Certificate

4. Certificate of habitability and urban planning compliance

5. Certifications for utilities (electrical, water, gas, heating)

6. Condominium documentation (bylaws, expenses, and resolutions)

7. Any documents related to outstanding mortgages or liens

In the following sections, we will analyze each document in detail, explaining its importance, how to obtain it, and the consequences if it is missing.nto e le conseguenze in caso di mancanza.

1. Deed of provenance of the property

The deed of provenance is the document that officially proves legitimate ownership of the property and reconstructs its "legal history." It serves to certify who has the right to sell and under what title they came into possession.

It can originate from various situations:

• Sale and purchase, when the property was acquired through a notarial deed of sale;

• Donation, when ownership was transferred free of charge from a family member or a third party;

• Succession, in the case of inheritance, accompanied by the declaration of succession and its acceptance by the heirs.

The deed of provenance must be presented as a certified copy of the original and clearly state the details of its registration in the property registers. This allows the notary and the buyer to verify the continuity of the registrations and to ascertain that there are no constraints or irregularities (such as uncancelled mortgages or legal disputes) that could jeopardize the sale.

2. Cadastral record and updated floor plan

The cadastral record (visura catastale) and the cadastral floor plan are two essential documents for proceeding with the sale of a property, as they contain the official data registered with the Land Registry (Catasto).

The cadastral record contains identifying information about the property (sheet, parcel, subordinate unit), cadastral category, rateable value, surface area, and owners. It is used by the notary and the buyer to verify that the property is correctly registered and owned by the seller.

• The cadastral floor plan is the scaled graphic representation of the property unit, showing rooms and the layout of spaces.

• A crucial aspect is cadastral conformity: the actual state of the property must correspond to what is shown on the floor plan. Any discrepancies—such as undeclared extensions, internal modifications, or changes in designated use—must be regularized before the final deed of sale (rogito) through a building application with the Municipality and an update at the Land Registry.

The lack of cadastral conformity can block the sale or lead to legal disputes from the buyer. For this reason, it is essential to check the accuracy of the documentation in advance and, if necessary, hire a qualified technician to carry out the updates.

3. APE (Energy Performance Certificate)

The Energy Performance Certificate (Attestato di Prestazione Energetica - APE) is a mandatory document for the sale of any property in Italy. It serves to certify the energy consumption and thermal performance of the home, assigning an energy class ranging from A4 (most efficient) to G (least efficient).

The APE contains detailed information on:

• Estimated energy consumption,

• Performance of heating, cooling, and hot water systems,

• Any suggested interventions to improve energy efficiency.

It is drawn up by a qualified technician (an accredited engineer, architect, or surveyor) and is valid for 10 years, provided that no work is carried out that alters the energy characteristics of the property (e.g., boiler replacement, thermal insulation, major renovations).

The absence of the APE can lead to:

• Administrative fines for the seller,

• Difficulties in completing the notarial deed,

• Loss of trust from the buyer, who is increasingly attentive to energy efficiency.

In addition to being a legal requirement, the APE is also an element of value: a property with a good energy class is more attractive on the market, both for savings on utility bills and for the growing awareness related to environmental sustainability.

4. Certificate of habitability and urban planning compliance

The certificate of habitability (certificato di agibilità) and urban planning compliance are two distinct but closely related documents, both essential for the validity of a sale.

The certificate of habitability (formerly known as "abitabilità") certifies that the property meets the requirements for safety, hygiene, health, energy savings, and system compliance. In practice, it guarantees that the house is genuinely suitable for habitation.

Urban planning compliance, on the other hand, certifies that the property was built and modified in line with the building permits issued by the Municipality (building permit, DIA, SCIA, etc.) and that there are no building illegalities or discrepancies compared to the approved plans.

These documents directly affect the ability to sell: a property without a certificate of habitability or with urban planning irregularities can face serious difficulties in signing the final deed, slowing down or even blocking the transaction. In some cases, the buyer may ask for a price reduction or withdraw from the purchase.

If the documentation is missing, it is possible to regularize the situation through building applications and cadastral updates, relying on a qualified technician. However, the time and costs can vary significantly depending on the complexity of the situation.

For this reason, it is advisable to verify urban planning compliance and the presence of the certificate of habitability before putting the property up for sale, in order to avoid surprises and ensure a quicker and more transparent negotiation.

5. Documents related to utilities and certifications

The property's utility systems (electrical, plumbing, gas, heating, and air conditioning) must be accompanied by specific certifications attesting to their safety and compliance with current regulations.

The main document is the declaration of conformity, issued by the installation company upon completion of the work, which certifies that the work was carried out to a professional standard and in compliance with technical regulations. For systems installed before 2008, in the absence of this declaration, a certificate of correspondence, drawn up by a qualified technician, may be accepted.

These certifications are crucial for two reasons:

• They protect the buyer, who can be sure they are purchasing a safe and compliant property;

• They protect the seller, who, without these documents, could be held responsible for any damage or malfunctions after the sale.

In practice, the lack of certifications can:

• Slow down the negotiation,

• Lead the buyer to request a price reduction,

• Expose the seller to the risk of legal disputes.

For this reason, it is advisable to check the availability of all declarations of conformity in advance or, alternatively, to hire a technician to obtain new ones. In many cases, regularizing the documentation for the utilities before listing the property for sale helps to increase buyers' trust and speed up the sales process.

6. Condominium documentation

If the property is part of a condominium, it will be necessary to provide a series of specific documents, including:

• A statement of ordinary and extraordinary condominium expenses,

• The latest assembly resolutions,

• The condominium regulations.

These documents serve to clarify ongoing expenses, any extraordinary work that has already been approved, and the rules governing condominium life. Making them available to the buyer from the outset ensures transparency and avoids disputes.

7. Documents related to mortgages or liens

In the case of an ongoing mortgage or liens on the property, it is essential to provide the relevant documentation. This allows the notary and the buyer to verify the property's financial situation and plan for any settlements or cancellations at the time of sale.

Having this information in advance allows the negotiation to be managed in a clear and professional manner, avoiding delays and misunderstandings in the final phase.

What happens if a document is missing?

The absence of even a single document can have significant consequences during the sale process. Firstly, the notary cannot proceed with the signing of the final deed if they do not have all the documents required by law: this inevitably leads to delays and, in more complex cases, the blocking of the transaction.

From the buyer's perspective, the absence of essential documentation can create mistrust or become a reason to request a discount on the agreed price. It is not uncommon for promising negotiations to break down precisely because of missing or outdated certificates.

Furthermore, without the correct documentation, the seller risks exposure to legal disputes after the sale: for example, for undeclared cadastral discrepancies, uncertified utility systems, or unrectified urban planning irregularities.

Recovering missing documents is possible, but it can require varying amounts of time and money: a cadastral record can be obtained in a few hours, while regularizing urban planning compliance can take weeks or months of paperwork with the Municipality.

To avoid surprises, it is advisable to carry out a complete check of the documentation before putting the property up for sale. This way, any gaps can be filled in good time, without jeopardizing the negotiation.

The correct management of documentation is just one piece of an effective sales strategy. For a broader overview, read our practical tips for selling your home.

The security of relying on Engel & Völkers

Selling a home is not just a matter of price or marketing: documentation is the foundation that makes the sale possible. With Engel & Völkers, you are assured of:

• A complete checklist of all required documents,

• A dedicated consultant who handles the bureaucracy for you,

• Assistance that combines local expertise with an international vision, to best enhance your property.

With our support, every phase of the sale becomes simpler, safer, and more transparent.