Key facts
- Who does it
- A warranted architect (perit)
- When
- Before the promise of sale, or as a condition of it
- Main checks
- Structure, damp, waterproofing, permits
- Cost
- Agreed with the architect
In Malta your architect — a warranted perit — is the person who tells you whether the building is sound and legal. Your notary checks the paperwork of ownership; the architect checks the bricks, the stone and the permits.
What an inspection covers
- Structure — cracks, sagging slabs, concrete spalling, the condition of the roof.
- Damp — rising damp in older limestone buildings, condensation, leaks from above.
- Waterproofing — roofs and terraces, which are often the ceiling of the flat below.
- Services — electrics, plumbing, drainage, water tanks.
- Permits — whether the property, and any extensions, pools, enclosed balconies or roof rooms, match the approved planning drawings.
- Common parts — in an apartment block, the façade, lift and shafts.
Why permits matter
Works without permits are common — enclosed terraces, extra rooms, pools. They can affect your bank loan, your resale and, in some cases, expose you to enforcement. Your architect compares the property with the approved plans; your notary can then reflect the position in the contract.
When to do it
Ideally before you sign the promise of sale. If you need to move quickly, make the konvenju subject to a satisfactory survey so you can withdraw if serious problems appear. See the promise of sale.
Old buildings and houses of character
Houses of character, farmhouses and palazzi need an architect with experience of traditional construction — stone vaults, timber beams, xorok slabs. See buying a house of character.
The full set of checks is in our due diligence checklist.
