Required Certifications for Secure Purchases in Italy

Published on October 3, 2025 and written by Cyril Jarnias

In a world where international transactions are increasingly common, particularly in the e-commerce sector, purchase security has become a major concern for consumers looking to acquire goods in Italy.

Knowing which essential certifications to require can not only ensure the integrity of purchased products but also protect buyers from potential fraud.

Italy, as a member of the European Union, benefits from strict product safety standards, ensuring that goods meet certain legal and ethical requirements.

The certifications to watch for include not only European compliance labels but also specific Italian market accreditations that guarantee the quality and safety of offered products.

Navigating this complex landscape might seem intimidating, but understanding these certifications can transform the online shopping experience into a worry-free, secure, and rewarding adventure.

Italian Zoning Certificate: Requirements and Procedure

The Italian legal framework does not have a “zoning certificate” in the French sense but relies on two key complementary instruments: the Certificate of Urban Destination (Certificato di Destinazione Urbanistica, CDU) for land, and the sworn report of urban and cadastral compliance for existing buildings, based on national regulations from the Testo Unico dell’Edilizia and local plans. This combination effectively serves the role of a zoning certificate to secure a real estate purchase in Italy.

• The CDU is issued by the municipality for cadastral parcels, particularly for sales, divisions, inheritances, and subdivision operations. It indicates the urban designation and buildability parameters provided by local planning instruments (PRG/PUC, regulations, and detailed plans). It is generally mandatory to attach to deeds concerning land, especially beyond certain area thresholds, according to municipal and regional practices.
• The urban and cadastral compliance of an existing building is attested by a professional (geometra, architect, engineer) through a sworn report linking issued permits and the actual state, based on D.P.R. 380/2001 (Testo Unico dell’Edilizia) and its amendments (notably art. 9-bis on stato legittimo and art. 34-bis on construction tolerances). This report is increasingly required by notaries and integrated into the deed to guarantee the correspondence between the building and urban planning titles.

Essential Information the Certificate/Documentation Must Contain

For Land (CDU):

• Zoning Designation: zone class (e.g., residential, agricultural, industrial), permitted use destination.
• Parameters and Indices: buildability index, maximum height, footprint, density, setback/alignment, permeable surfaces, parking coefficients.
• Restrictions and Public Easements: landscape/archaeological constraints, flood zones, vincoli (e.g., Cultural Heritage/Landscape Code), environmental protections.
• Applicable Planning Rules: references to the general plan (PRG/PUC), detailed plans, building regulations, any subdivision plans conditioning works.

For an Existing Building (Compliance Report/Stato Legittimo):

• Title History: building permits, SCIA/DIA, work compliance certificates, agibilità/abitabilità if applicable.
• Urban Compliance: concordance between current state and authorizations; mention of tolerances allowed by art. 34-bis T.U.E..
• Cadastral Compliance: correspondence between cadastral survey and actual state; complete cadastral identification.
• Permitted Uses and Limitations: current use destination, any regulatory constraints or residual urban planning charges.

Formal Procedure to Obtain the Certificate/Documentation

Certificato di Destinazione Urbanistica (CDU):

Administrative Steps:

• Submission of the application to the municipality (Sportello Unico per l’Edilizia/SUE), indicating the concerned cadastral parcels.
• Payment of secretarial/stamp duties according to the municipal fee schedule.
• Processing by urban planning services with verification of current planning instruments.
• Issuance of the CDU signed by the competent office, with limited validity (municipalities typically set a validity of 6 to 12 months; refer to local practices).

Documents to Provide:

• Municipal application form.
• Updated cadastral extract (visura) and cadastral plan.
• Identification document and, if represented, power of attorney.
• Proof of duty payment.
• If applicable, copy of a subdivision plan or relevant development project.

Typical Timeframes:

Varies by municipality; in practice, expect 7 to 30 business days. Some municipalities may take longer in case of landscape/archaeological constraints.

Urban and Cadastral Compliance Report (Stato Legittimo):

Steps:

• Engagement of a qualified professional (geometra/architect/engineer).
• Collection and examination of titles (permits, DIA/SCIA, approvals), municipal archive extracts, filed plans.
• Survey of the current state and comparison with titles and cadastral survey.
• Drafting of a sworn report indicating any irregularities and applicable legal framework (D.P.R. 380/2001 art. 9-bis; art. 34-bis for tolerances).
• Submission to the notary and, according to local practices, attachment to the deed.

Documents to Gather:

• Original titles and subsequent permits, technical certificates, habitability certificates if applicable.
• Updated cadastral extracts and surveys.
• Certified copies of authorized plans.
• Surveys and photographs of the actual state.

Timeframes:

1 to 4 weeks on average depending on property complexity and archive accessibility; longer if prior regularizations are needed.

Frequently Required Related Documents for Purchase:

Habitability certificate when available, attesting to health and safety conditions; issued by the municipality, sometimes after inspection, with dossier submission and duty payment.

Cadastral dossier and land registry registration certificate (visura catastale) updated by the notary after the sale.

Why It’s Essential to Secure a Real Estate Purchase

• Reduction of Non-Compliance Risks:
  • The CDU clarifies upfront the buildability and constraints of land; it prevents purchasing a property unsuitable for the intended project or subject to restrictive vincoli.
  • The compliance report identifies irregularities (unauthorized additions, annexes, changes of use) and allows conditioning the deed on regularizations or price adjustments.
• Contractual and Notarial Protection:
  • Notaries increasingly require stato legittimo documentation and attach it to the deed, strengthening the legal security of the transaction and limiting future disputes.
  • Urban and cadastral alignment protects the buyer from nullity/ineffectiveness of deeds based on incorrect data or unauthorized constructions, and from fines or restoration orders.
• Predictability of Timeframes and Costs:
  • The structured procedure (CDU + urban and cadastral checks) provides visibility on timeframes, potential regularization costs, and project feasibility, reducing the risk of subsequent litigation.

Summary Table

Element	Purpose	Authority/Professional	Key Content	Indicative Timeframe
CDU (Land)	Zoning and Applicable Rules	Municipality (SUE)	Zoning, indices, constraints, plan references	7–30 days
Urban Compliance (Building)	Stato Legittimo of Building	Qualified Technician	Titles, state-permit concordance, tolerances, uses	1–4 weeks
Habitability (If Applicable)	Health/Safety Conditions	Municipality	Habitability/occupancy, possible inspections	Several weeks to months

Practical Checklists

To Request a CDU:

• Identify cadastral parcels and retrieve extract + plan.
• Fill out SUE form and pay duties.
• Check validity period and list mentioned constraints.

To Verify an Existing Building:

• Obtain complete history of permits and certificates.
• Have current state surveyed and compare with filed plans.
• Have a stato legittimo report prepared; plan for regularizations if necessary.
• Confirm cadastral consistency and, if possible, habitability.

To Secure the Deed:

• Submit CDU (if land) and compliance report to the notary.
• Attach documentation to the deed and include conditional clauses related to regularizations.
• Verify post-deed land registration (updated cadastral extract).

Attention to Local Differences

Municipalities and regions may have specific forms, duties, timeframes, and requirements for the CDU and habitability; it is advisable to follow the local SUE’s instructions.

In some areas (e.g., Tuscany, parts of Emilia-Romagna), the requirement for a sworn compliance report attached to the deed has been established practice for several years.

Title Deed Verification: Ensuring Purchase Legality

The notary plays a central and mandatory role: as an impartial public official, they verify the identity and capacity of the parties, check the chain of ownership, absence of mortgages and encumbrances, cadastral and urban compliance, then receive and authenticate the deed (rogito), register it with the tax authority, publish it in the property register, and update the cadastre, making the sale enforceable against third parties.

Certifications and Searches to Obtain in Italy:

• Visura Catastale: cadastral extract attesting to property identification data (sheet, parcel, sub-unit), category, area, and holder; it must match the actual state and floor plan, otherwise regularization is required before sale.
• Ispezione/Certificato Ipotecario: mortgage searches at the Conservatoria dei Registri Immobiliari to verify mortgages, seizures, liens, and ongoing procedures.
• Conservatoria e Catasto Check: combined verification that the property belongs to the seller, is correctly registered, and free of encumbrances before proceeding with the transaction.

Importance of Thorough Verification:

– It avoids ownership disputes, discovery of mortgages, cadastral inconsistencies, or nullities, which can block or increase the cost of the sale; a cadastre-reality discrepancy requires compliance before signing.

– The notary performs a definitive verification of the mortgage situation and property traceability (chain of titles), often covering a period that can go back up to 20 years in practice when required by financing.

Relevant Legislation and Obligations:

– Obligation of cadastral compliance declaration in the notarial preliminary contract and final deed; the seller must guarantee that cadastral data and floor plan reflect the current state, under penalty of having to regularize before transfer.

– Registration of the preliminary contract (contratto preliminare) with the Agenzia delle Entrate within 30 days of signing; mandatory tax formality.

– After the rogito, the notary is required to register the deed with the tax authority, publish it in the property register for enforceability, and update the cadastre; these formalities ensure publicity and legal security of the transaction.

Process and Typical Timeframes to Obtain These Documents:

– Visura Catastale and Planimetria: quick obtainment (often immediate online for the owner), used to verify identification, areas, and holder before the compromesso; possible regularizations may extend timeframes.

– Mortgage Searches (ispezione/certificato ipotecario): requested by the notary from the Conservatoria; typically conducted before the rogito to confirm absence of encumbrances and can be obtained quickly, subject to case complexity.

– Compromesso Registration: within 30 days, with payment of duties and possible security deposits; step paving the way for the rogito.

– Post-Rogito Formalities by Notary: tax registration, publication in the property register, and cadastre update performed immediately after signing, ensuring enforceability erga omnes.

– Conservatoria e Catasto Verification: to be done before advancing in the transaction, to confirm seller’s ownership and absence of encumbrances before final signing.

Essential Checkpoints Before Signing:

• Identity and capacity of parties, seller’s authority (individual or representative).
• Perfect match between cadastral extract, survey, and actual property state.
• Mortgage search results: absence of mortgages, seizures, undeclared easements, litigation.
• Chain of titles and regularity of prior transfers, especially in case of inheritance.

Complete notarial due diligence—cadastre, mortgages, chain of titles, and seller’s declarative compliance—is indispensable to legally secure the purchase and make the deed enforceable against all.

Mandatory Diagnostics in Italy: What You Need to Know

Mandatory real estate diagnostics for purchase in Italy mainly include: the Energy Performance Certificate (APE), electrical and gas system compliance, asbestos check for older buildings, and, depending on the case, seismic safety verifications in risk zones. These checks protect the buyer, condition the transaction’s validity, and can engage the seller’s liability in case of deficiencies.

• Energy Performance Certificate (APE)
  • The APE is mandatory for sale and rental in Italy; it classifies the property and provides recommendations for improving energy efficiency.
  • It must be prepared by a qualified professional and communicated to the parties at the time of listing and signing, under penalty of administrative sanctions.
  • Validity: generally up to 10 years, provided no works alter performance; it must be updated in case of significant renovation.
  • Importance for the buyer:
    • Assesses consumption, energy costs, and CO2 emissions, with an A–G energy label facilitating property comparison.
    • Supports price negotiation and work planning (insulation, heating, windows), with recommendations included in the certificate.
• Electrical and Gas System Safety
  • Systems must meet national and European technical standards; their compliance is attested by qualified professionals via compliance certificates (post-work declarations, periodic checks, and diagnostics at sale).
  • Objectives: prevent risks of fire, electrocution, leaks, and poisoning; the buyer is informed of the state, risks, and any necessary works.
  • In case of undocumented compliance, the buyer can demand compliance, a price reduction, or specific guarantees in the deed.
• Asbestos (Older Buildings)
  • For buildings with construction permits predating 1997, an asbestos diagnostic is required to detect materials containing asbestos and assess health risk.
  • If present, obligation to provide a detailed report on material condition, management measures (monitoring, containment) or removal by authorized companies; ignoring a positive diagnostic exposes to sanctions and civil/criminal liability.
  • Interest for the buyer: anticipate removal costs, secure usage, and ensure property insurability.
• Seismic Compliance
  • Since Italy is partially in a seismic zone, compliance checks with anti-seismic standards may be required or strongly recommended, especially for older buildings or those in risk areas, as part of technical inspections and sensitive transactions.
  • These checks assess load-bearing capacity, structural vulnerabilities, and reinforcement needs, crucial information for work costing and occupant safety.
• Legal and Financial Implications in Case of Deficiencies
  • Absence of APE: administrative sanctions and risks of partial nullity of energy information clauses; buyer may seek compensation or price adjustments.
  • Non-compliance electricity/gas: engagement of seller’s liability for information defect or hidden defect if risk not disclosed; compliance costs often borne by seller or negotiated in the deed.
  • Undeclared asbestos: sanctions, property immobilization, work obligations, even criminal liability in case of exposure; possibility for buyer to seek resolution, price reduction, or damages.
  • Seismic: in risk zones, absence of assessment may affect insurability, value, and expose to unanticipated reinforcement costs; technical due diligence is recommended to secure the transaction.

Summary Table of Essential Diagnostics in Italy

Diagnostic	Nature	Validity	Performed By	Key Points for Buyer
APE (Energy Performance)	Mandatory Sale/Rental	Up to 10 years (update if works)	Qualified Technician	Energy Class A–G, costs/CO2, work recommendations
Electricity	Mandatory Compliance	Depending on installation and updates	Qualified Professional	Safety, compliance certificates, possible works
Gas	Mandatory Compliance	Depending on installation and updates	Qualified Professional	Tightness, ventilation, appliances, certificates
Asbestos (Pre-1997)	Mandatory Diagnostic	Depending on state/management	Asbestos Expert	Mandatory report if present, management/removal
Seismic Compliance	Required/Recommended by zone and building	N/A	Structural Engineer	Vulnerability and reinforcement, impact value/insurance

• Practical Tips to Secure the Purchase
  • Request an updated APE at listing and verify consistency with actual property state.
  • Demand system compliance certificates and, if absent, plan for audit and compliance clauses before or after sale with escrow.
  • For any property predating 1997, conduct an asbestos diagnostic and obtain the report; integrate potential costs into financing plan.
  • In seismic zones, commission a structural assessment by an engineer and integrate reinforcement works into budget.
  • Include guarantee clauses, price retention, and resolution clauses in the compromesso in case of unfavorable or missing diagnostics.