:: EP064 ::

Restoring a property in Italy requires permission, depending on the type of restoration you wish to carry out. All permissions are granted and issued by the Local Council and can be obtained both by the owner of the property or by the person responsible for all restoration work (surveyor or engineer). If the work is considered as ‘routine maintenance’, there will be no need for the Council’s permission and responsibility is solely the buyer’s.

Any work different to the above needs the Council’s permission.

There are two types of permissions:

D.I.A. project (Dichiarazione di Inizio Attività/Commencement of Work Declaration) is required to carry out the ‘ extraordinary maintenance work’ that does not involve the council about costs for the primary and secondary urbanisation. D.I.A. project must be submitted to the council’s approval by an authorised Geometra (Surveyor) at least 30 days prior to the commencement of the work. D.I.A. is cost free.

C.E. project (Concessione Edilizia/Building Authorization) is required on any restoration that includes costs for the primary and secondary urbanization same as costs for building. C.E. project must be submitted to the Council’s specific branch (Commissione Edilizia Comunale/Council Building Team) by an authorised Geometra. Time for approval will take about two months and once obtained, the C.E. project’s approval work can start. C.E. average is from 5% to 20% of the restoration work’s costs.

The person responsible for restoration (Geometra/surveyor or Engineer) will give you all the details on how to carry out the restoration. He will draw up the project according to the work you wish to be carried out. He will submit to you all the estimates related to the jobs to be done and also give you the best advice on how to select the builders.

All agreements that you set up with professionals for your restoration will be formalised with contracts (in English) showing all detailed costs, work timetables and terms of payment. A ‘penalty clause’ will be included if a job is delayed beyond dates agreed on timetables.

Most of the houses offered by Emilia Properties are built in the traditional materials of the area: stone and wood.   The stone comes from either the Secchia river valley and are rounded with a dark blue hue or from the Apennine Mountains .  These are flatter and have a light brown appearance. The thick heavy wooden beams used in the local farmhouse construction are made from oak, poplar or elm (occasionally chestnut).  The majority of the roofs are tiled using the traditional red "Coppi" tiles. Most restorations will use the materials already 'on site'.  For example, stones taken from outbuildings would be used to restore the main accommodation.  Original beams would be treated and restored to their former state.  Wherever possible terra cotta floor tiles (often hand made in older farmhouses) would be refurbished.  If this is not practicable or wanted, new ceramic floor tiles would be advised, and lets not forget that the Emilia Romagna region is the centre of ceramic production in Italy so choices in floor, wall and roof tiles is literally vast.

Internally, the walls may need to be re-plastered, while externally the walls may need cleaning and re-pointing. In this (as in all cases) the same original mixtures of sand, lime and cement could be used, ensuring that the ‘character’ of the project is in keeping with the surrounding buildings.  However, the most modern techniques would always be used for insulation of the renovated house, for the replacement electrical wiring, heating and plumbing systems.  In general, most of the properties on offer can, if not already connected, be quickly and simply connected to the local utilities, such as gas, electricity, water and telephone.  Your Geometra will also arrange for these utilities to be changed from the previous owners name to yours.

The restoration of farmhouses usually means a transformation of the floor plan, both upper and lower. The ground floor, which could have been used in the past as a cold storage area may have to be altered to make the living accommodation, whilst the upper floors converted into bedrooms.  Of course, it must be appreciated that every building and project is different with a multitude of available solutions.

For the completion of your project, you would also need to consider the possible replacement of internal fixtures and fittings e.g. bathroom, kitchen etc.  Our colleagues in Italy would be more than happy to offer advice and recommend sources where such items can be purchased at a cost and quality to suit your budget.

Nowadays, it is possible to undertake a complex restoration project without necessarily being on site.  The work can be followed through the use of digital photos, faxes, Emails and even videos. Alterations or problems can be immediately highlighted and all parties made aware. Visits would, of course, still be necessary but the day to day management of the work could be safely left in the hand of your Geometra.  For added security and peace of mind Emilia Properties, as part of their after-sales service can, for a modest fee, act as your personal representative on site.  By maintaining daily contact (if required), Emilia Properties will ensure that your wishes and requirements are not only passed on immediately, but that they are acted on promptly and in accordance to your specifications.