How to check an apartment before you buy
A short list of checks that spare you surprises: documents, liens, disputes, permits and risks.
Published5 min read
An apartment that looks good at a viewing can hide problems you cannot see: an old mortgage, a court case, an extension built without a permit. The good news is that most of them can be found in the documents, before you sign anything.
1. Start with the land book
The land book extract is the core document. It shows who the registered owner is, the size of the property and the encumbrances on it. You can get it online through the ANCPI platform or from the cadastre office. Ask for a recent extract and compare it with what the seller told you.
2. Check the encumbrances section
The last part of the extract lists encumbrances: mortgages, seizures, bans on sale, easements or other third party rights. An encumbrance does not automatically mean you cannot buy, but you need to know whether and how it will be lifted before signing.
3. Look for disputes
A lawsuit about the property can change who has the right to sell it. Some disputes are noted in the land book, others are not. Ask the seller directly and request a written statement on whether any case involves the property.
4. Compare the documents with reality
- The area in the documents should match the real one, including balconies and annexes.
- The building permit and the completion record should exist, especially for new buildings.
- Any change made by the owners (demolitions, merged rooms, closed balconies) should be documented.
5. Look at the risks
For older buildings, ask whether a technical assessment exists and which seismic risk class the building has. Also check the area: flood risk, the energy certificate and the monthly maintenance costs.
6. Only then talk about the price
The asking price should be compared with sales and listings from the same area, for similar properties. If you found problems in the steps above, they are good arguments for negotiating.
If you want all of this in one place, a fairlyhome report gathers the checks in a clear document, in a short time. And for important decisions, a notary or a lawyer is always the final step.
