A nice renovation and a friendly seller aren't a reason to send a deposit. Eight checks to run on any resale property in Georgia before you pay.
A nice renovation and a friendly seller aren't a reason to send a deposit. Before you buy an apartment in Georgia, you need to understand exactly what you're buying and on what terms — especially on the resale market, where a property already has a history, and that history can include debts, encumbrances and disputes.
Below is a step-by-step checklist for vetting resale property in Georgia. Save it and work through every point before you hand over any money.
What to check, in brief:
- a registry extract
- the property's history and the basis of ownership
- whether the documents match reality
- who actually uses the property
- any special circumstances of the deal
- debts and running costs
- the contract and payment terms
- the final registration
1. Get a fresh extract from the registry
Ask the seller for the property's cadastral code. You can get an extract through the napr.gov.ge portal or at a House of Justice. Check:
- the owner
- the area and address
- ownership shares
- any mortgage, seizure, tax lien or registered obligation
Update this right before the deal closes — a screenshot of last year's extract isn't enough, since the situation can change within a year.
2. Look into the property's history
Find out how the seller became the owner: purchase, gift, inheritance or a court decision, and ask for the supporting document — copies of registration documents can be obtained from NAPR. What matters is understanding exactly what the seller owns and whether there are any questions over the basis of their title.
3. Compare the documents with reality
Check the documentary basis for everything you see in the apartment:
- the floor area and layout
- any extensions
- merged rooms
- a "private" terrace
Request documents from the owner and from the registry, and confirm building permits and commissioning status with the municipality. The fact that people already live in the building doesn't close every question about the paperwork.
4. Find out who actually uses the property
Confirm:
- whether there are tenants
- whether there's a contract with a management company
- when the unit will be vacated
Ask to see the current contracts. A sale doesn't end a tenancy on its own — obligations to a tenant can pass to the new owner, meaning you.
5. Check for special circumstances
These need extra legal scrutiny:
- multiple owners
- inheritance
- marital property
- a corporate seller
If the owner is a minor, selling their property requires court approval. The document checklist familiar from other jurisdictions doesn't automatically apply in Georgia — the rules need to be checked against Georgian law specifically.
6. Sort out debts and running costs
Ask to see the statements from utility providers, the management company and the owners' association. Confirm the building's service charges, and put in the contract who clears any arrears and from what date running costs pass to you.
It's also worth checking the seller against the debtors' registry at debt.reestri.gov.ge — though no record there doesn't guarantee an absence of any debts or disputes.
7. Agree the contract and payment terms before you pay
Before paying a deposit, set out the terms for getting it back. The contract should cover:
- the price and payment schedule
- the deadline for vacating the property and handing over the keys
- the furniture and appliances that stay with the apartment
- each party's liability
If the property has a mortgage, agree the payoff and lien-release process with the lender in advance.
8. Verify the result of registration
A signed contract isn't enough. Get the final extract and confirm that the title is registered in your name, the property details are correct, and any encumbrances match the terms of the deal.
Check the seller too, not just the apartment
Even a perfect apartment can turn into a problem if the seller doesn't actually have the right to sell it. Identity, authority and sales through a power of attorney deserve their own scrutiny — we go through them individually whenever we're handling a specific deal.
FAQ
How do I check an apartment before buying in Georgia? Get a fresh registry extract by the cadastral code, look into the seller's basis of ownership, compare the documents with the property's actual condition, and check for debts and encumbrances. Where do I get a registry extract? At napr.gov.ge or a House of Justice; copies of registration documents can be requested from NAPR. Is an extract from a few months ago good enough? No — update it right before the deal. Can a child's property be sold? Selling a minor's property requires court approval. Does a lease transfer to the buyer? A sale doesn't end a lease on its own, so obligations to a tenant can pass to the new owner — ask for the current contracts before the deal. Can I check a seller's debts? You can check the seller in the debtors' registry at debt.reestri.gov.ge, but no record there doesn't guarantee an absence of any debts or disputes; utility and service-charge statements need to be checked separately.
How we help
We work through this checklist with you, bring in local lawyers to check the title and the seller, and keep payments in controlled channels. Informational only, not legal advice — rules and practice change, so confirm the details with a qualified lawyer.