In 30 seconds
- According to the article, for the United Sections the sale of a building is valid if the deed states the particulars of a real building permit referring to that very property.
- If the permit is correctly stated, the deed remains valid even if the home was built with discrepancies from the plans.
- Penalties from the Municipality (including demolition), claims against the seller for damages or a price reduction, and difficulties with the mortgage loan remain possible.
Updated on October 18, 2026.
You have decided to sell your home, or you have found one to buy. But a problem has emerged: there are minor building violations or discrepancies from the original plans. One of the biggest fears is that the sale contract (the notarial deed) may be considered null, that is, as if it had never existed.
To clarify matters, the Court of Cassation sitting in United Sections issued a fundamental decision. Let’s see together, in simple words, what it means for you.
When is a deed of sale considered valid?
According to the judges of the Court of Cassation, the law requires a very precise element for the sale of a building to be valid. The contract must state the particulars of the building permit, such as the planning permission or the building licence.
In practice, the seller must declare under their own responsibility that:
- a real building permit exists (not invented);
- that permit refers to that specific property.
If this information is in the deed, the contract is valid and “safe”.
What happens if there are differences between the plans and the actual home?
Here is the most important part. The contract correctly states the planning permission, but the home was built with discrepancies (even serious ones) from those plans. In this case the deed of sale remains valid anyway.
The judges explained that the law wants to punish the total absence of a permit, that is, total illegal building. It does not want to block the circulation of assets if a permit exists, even when it has not been perfectly complied with.
What risks remain even if the deed is valid?
Beware! The contract is “valid” and ownership officially passes to the buyer. This does not mean the problems have disappeared. Even if the deed is not null, other serious risks remain:
- Administrative penalties: the Municipality can still order the demolition of the unlawful parts or apply heavy fines.
- Seller’s liability: if the buyer did not know about the violations, they can ask the seller for damages or a price reduction.
- Difficulties with the mortgage loan: banks often do not grant loans if the appraiser finds planning discrepancies, even if the deed is valid.
Why is a check by a lawyer and the notary useful?
As we have seen, the distinction between a null deed and a valid but “risky” deed is subtle. The law is very technical. A small omission is enough to turn an investment into a legal nightmare.
- The notary checks that the mandatory declarations are correctly included, to guarantee the validity of the deed.
- The lawyer protects your interests. They check that the seller is not hiding problems that in the future could cost you thousands of euros in penalties or restoration works.
How to protect your purchase before signing?
Do not risk discovering nasty surprises after you have already paid. Before signing a preliminary contract or a deed of sale, it is essential to have at your side professionals who know how to analyse the planning and legal situation of the property.
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Frequently asked questions
Can a home with building violations be sold?
According to the article, the deed of sale is valid if it states the particulars of a real building permit (planning permission or building licence) referring to that very property.
Do discrepancies from the plans make the sale null?
According to the article, no, if the permit is correctly stated. The law punishes the total absence of a permit, but does not want to block the circulation of assets if a permit exists.
What risks remain even if the deed is valid?
According to the article, the Municipality can order demolition or apply fines. The unaware buyer can ask the seller for damages or a price reduction. Banks may refuse the mortgage loan if the appraiser finds discrepancies.
Who checks the deed before signing?
According to the article, the notary checks that the mandatory declarations are included. The lawyer protects your interests and checks that problems are not hidden from you. Each case must be assessed on the documents.
Sources: Court of Cassation, United Sections (decision discussed in the article); art. 46 of Presidential Decree 380/2001 and art. 40 of Law 47/1985 (Normattiva). Author: Avv. Renato Giuseppe Fiorentino, Naples Bar. Informational text, it does not replace an opinion on your case. Drafted with the help of artificial intelligence tools and reviewed by the Firm.
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- Wrong certified email address for an appeal? Beware: you risk losing the case!
For your case: book a consultation.
(Read also): Legal guides from Studio Legale Fiorentino · Rome: after buying I discovered defects in the home, by when must I report them to the seller? · Rent to buy: how to buy a home even if you can’t get the mortgage right away
Translated from the Italian original; updated on October 18, 2026.
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