Practical Guide

10 Costly Mistakes Foreigners Make When Renovating in Italy

Leopoldo Manini - Founder MANINI® — 13 October 2025 — 20 min read

Introduction

Renovating a property in Italy as a foreigner is a fascinating adventure but full of pitfalls. After managing dozens of projects for international clients, we've identified the mistakes that repeat with alarming regularity.

This article lists the 10 most costly mistakes and explains how to avoid them before it's too late. If you're still evaluating costs, first read our complete guide to renovation costs.

Mistake 1: Not checking planning and cadastral compliance

The first and most serious mistake is buying a property without verifying that the planning and cadastral situation is regular. In Italy, approximately 60% of properties have some discrepancy between the actual state, the cadastral plan and the building permits.

What this means in practice: the property might have unauthorised extensions, unregistered changes of use, or a cadastral plan that doesn't match reality. These discrepancies must be resolved before any renovation permit can be obtained.

Cost of the mistake: €5,000-€50,000 for regularisation, plus months of delay. In extreme cases, demolition of illegal parts.

How to avoid it: carry out complete technical due diligence before signing the preliminary contract. Read our complete due diligence checklist.

Mistake 2: Trusting quotes that are too low

The lowest quote is never the best. In Italy, companies that offer prices significantly below market do so for three reasons: items are missing from the quote, they'll use inferior materials, or they'll recover costs through variations during construction.

Practical rule: if the lowest quote is 25-30% below the average of the others, it's a warning sign. It doesn't necessarily mean it's dishonest, but it requires thorough analysis of items included and excluded.

Cost of the mistake: 30-60% additional costs compared to the initial quote, in the form of "necessary" variations and "unforeseen" issues that were actually foreseeable.

How to avoid it: request at least 3 detailed quotes based on the same bill of quantities. Compare item by item, not just the total.

Mistake 3: Not having an adequate contract

Many foreign clients start works with a simple signed quote, without a structured construction contract. This leaves them without protection in case of delays, defects, site abandonment or company bankruptcy.

What the contract must contain:

• Detailed description of works (reference to bill of quantities)
• Fixed price or with limited revision clause
• Schedule with delay penalties
• Payment terms linked to SAL (work progress)
• Post-completion guarantee (at least 2 years)
• Termination clause for non-performance
• Competent court and applicable law

Cost of the mistake: from €10,000 to €200,000 in case of litigation or site abandonment.

How to avoid it: have the contract drafted by a lawyer specialising in construction law, not by the company itself.

Mistake 4: Paying too much upfront

The safest payment system for the client is one linked to verified Work Progress Status (SAL). Paying substantial advances before work is executed and verified is one of the most dangerous mistakes.

Safe payment scheme:

• Maximum advance: 10-15% at contract signing
• Interim payments: linked to SAL verified by the site director
• Final balance: 10% retained until testing and correction of all defects

Cost of the mistake: total loss of advances in case of bankruptcy or abandonment. No contractual leverage to obtain corrections.

How to avoid it: never pay more than 15% upfront. Never pay for work not yet executed. Always verify before paying.

Mistake 5: Not having an independent site director

The site director (direttore lavori) is the figure who verifies that works are executed in compliance with the project, best practice and current regulations. If the site director is employed by or connected to the executing company, their control role is compromised.

Cost of the mistake: poorly executed work, non-compliant materials, hidden defects that emerge years later. Restoration cost: 20-40% of the work value.

How to avoid it: appoint an independent site director, with no economic ties to the company. The cost (3-5% of works) is an investment, not an expense.

Mistake 6: Underestimating bureaucratic timelines

In Italy, bureaucratic timelines are real and non-negotiable. A Permesso di Costruire requires 60-90 days. Landscape authorisation 45-180 days. Filing with the Genio Civile 30-120 days. These timelines are cumulative, not overlapping.

Cost of the mistake: 6-12 months delay versus expectations. Temporary rental costs, mortgage interest, lost rental income.

How to avoid it: plan timelines realistically with an experienced local technician. Read our guide to building permits to understand real timelines.

Mistake 7: Choosing the wrong company

Not all construction companies are equal. Some specialise in premium renovations, others in budget construction. Some have experience with foreign clients, others don't. Some are financially solid, others are at risk of bankruptcy.

How to evaluate a company:

• Check the chamber of commerce registration (age, share capital, accounts)
• Ask for references of similar works completed in the last 3 years
• Visit one of the company's current sites
• Verify contribution regularity (DURC)
• Check they have adequate liability insurance

Cost of the mistake: from €50,000 to €200,000+ in case of poor work, abandonment or bankruptcy.

Mistake 8: Not considering ancillary costs

The renovation budget isn't just the cost of building works. There are dozens of ancillary items that, combined, can represent 25-35% of the total budget.

Often forgotten items:

• Professionals (10-15% of works)
• Urbanisation charges
• Utility connections
• Furnishings and fittings
• VAT (10% on works, 22% on furnishings)
• Registration taxes and notary (if purchasing)
• Site insurance
• Moving and storage costs

How to avoid it: prepare a complete budget including all items, with a contingency margin of 10-15%.

Mistake 9: Not planning site logistics

An isolated farmhouse on a hillside presents logistical challenges that a city apartment doesn't. Access for heavy vehicles, water supply during works, rubble disposal, material storage, worker facilities.

Cost of the mistake: delays, damage to private roads, conflicts with neighbours, penalties for irregular disposal.

How to avoid it: plan logistics before works begin with a dedicated site visit. Check the load capacity of the access road, availability of water and electricity, storage areas.

Mistake 10: Not having a Plan B

In construction, the unexpected is the norm, not the exception. Inadequate foundations, asbestos presence, hidden structural problems, archaeological finds, regulatory changes — any of these events can inflate costs and timelines.

How to prepare:

• Contingency budget: at least 10-15% of expected cost
• Contingency time: at least 3-6 months beyond the expected date
• Alternative plan for residence during works
• Contract with clauses that regulate the unexpected

The MANINI method for avoiding mistakes

MANINI EXTRA exists precisely to protect clients from these mistakes. Our approach includes:

• Complete technical due diligence before purchase
• Company selection and verification with objective criteria
• Structured contracts with protective clauses
• Payments linked to verified SAL
• Independent and present site direction
• Proactive management of variations and unexpected issues
• Transparent and documented communication

We don't eliminate risk — in construction that's impossible — but we manage it with method, experience and clear responsibilities.

About to buy or renovate a property in Italy? Request a consultation to understand how to protect yourself from the most common risks.