Project Management

How to Find a Reliable Contractor in Italy for Renovation

Leopoldo Manini - Founder MANINI® — 6 April 2026 — 20 min read

Introduction

Finding a reliable contractor for renovating in Italy is the number one concern for anyone buying a property to renovate — especially if living abroad. Stories of abandoned sites, doubled budgets, tripled timelines and poor quality are unfortunately common.

This article explains how the Italian construction market works, what the warning signs are, how to select a serious contractor and why an independent project manager is often the safest solution. For remote management guidance, read our dedicated article.

The structural problem of Italian construction

The Italian construction sector is fragmented into approximately 500,000 companies, of which 90% have fewer than 10 employees. This fragmentation creates systemic problems:

• Low capitalisation: many companies live project to project, without financial reserves
• Subcontracting dependency: the "general" contractor often subcontracts everything, adding margin without value
• Poor planning: approximate estimates, unrealistic schedules
• High turnover: workers constantly moving between sites
• Insufficient training: little investment in technical updates
• Inadequate documentation: vague contracts, absent work accounting

This doesn't mean excellent companies don't exist. It means finding them requires method, not luck.

The 10 signs of an unreliable contractor

1. Quote too low: if the price is 30-40% below average, something's wrong. Either items are missing, quality will be poor, or variations will come
2. No site visit before quoting: a serious company doesn't quote without seeing the property
3. Generic quote: items like "electrical system lump sum €15,000" without detail on points, sections, materials
4. No schedule: if they don't tell you when they start and finish, they don't know either
5. High advance payment request: beyond 10-15% as advance signals liquidity problems
6. No verifiable references: if they can't show you 3-5 completed projects, they lack experience
7. Absent or vague contract: no delay penalties, no warranty, no material specification
8. Difficult communication: if they don't respond before starting, imagine during construction
9. No insurance: professional liability and site insurance must be mandatory
10. Urgency to start: a serious company has a work queue. If they can start tomorrow, ask yourself why

How to select a serious contractor

Phase 1: Research (2-4 weeks)

• Ask local professionals for references (surveyors, architects, engineers)
• Check the Chamber of Commerce (company search: age, capital, business purpose)
• Verify DURC (social security compliance)
• Search online reviews (Google, local forums)
• Visit the company's active construction sites

Phase 2: Quote request (2-3 weeks)

• Provide a detailed executive project (don't ask for quotes on vague ideas)
• Request a bill of quantities (not a "lump sum" quote)
• Ask for a detailed schedule
• Request the list of planned subcontractors
• Ask for 3-5 references of similar completed projects

Phase 3: Comparison (1-2 weeks)

• Compare at least 3 quotes on the same project basis
• Verify all items are present (watch for exclusions)
• Evaluate not just price but completeness and clarity
• Call references and visit completed projects
• Verify time availability (when can they start?)

Phase 4: Contract (1 week)

• Written contract with work detail, materials, timelines, costs
• Delay penalties (e.g., 0.1% of contract per day of delay)
• Work warranty (minimum 2 years, 10 years for structures)
• Payment plan linked to verified progress milestones (SAL)
• Termination clause for non-performance
• Construction site insurance policy

The role of the Director of Works

In Italy, the Director of Works (Direttore Lavori, DL) is the technical figure who controls execution on behalf of the client. They're different from the designer and the contractor.

What the DL does:

• Verifies works comply with the project
• Controls material quality
• Approves progress milestones (SAL)
• Manages variations during construction
• Issues the certificate of proper execution
• Is civilly liable for correct execution

Cost: 3-8% of works value (€9,000-€24,000 on a €300,000 project)

Important: the DL is not a project manager. They control technical compliance, not timelines, budget, suppliers and client relations. For that, you need a project manager.

Project manager vs Director of Works vs General contractor

| Role | What they do | Works for | Cost |

|------|-------------|-----------|------|

| Director of Works | Controls technical compliance | Client | 3-8% of works |

| Project Manager | Manages timelines, costs, quality, suppliers | Client | 8-15% of works |

| General Contractor | Executes works (or subcontracts them) | Themselves | Included in price |

| Construction company | Physically executes works | GC or client | Contract price |

The key difference: the DL and PM work for the client. The general contractor works for themselves (their goal is to maximise their margin, not minimise the client's costs).

Why a project manager is the solution for foreigners

If you live abroad and renovate in Italy, you need someone who:

• Selects contractors for you (knows the local market)
• Negotiates contracts (knows real prices)
• Controls the site daily (you can't be there)
• Manages variations (quick decisions without waiting for your timezone)
• Updates you with reports and photos (total transparency)
• Protects your interests (no conflict of interest with the contractor)

The PM cost (8-15% of works) pays for itself through:

• Savings on quotes (professional negotiation: -10-20%)
• Reduced variations (accurate design: -15-30% fewer extras)
• Timeline compliance (penalties avoided, earlier rental income)
• Superior quality (daily control)
• Eliminated stress (single point of contact)

The MANINI method for contractor selection

MANINI EXTRA is not a construction company and doesn't execute works. It's an independent project manager that:

• Selects 3-5 qualified contractors for each project
• Requests quotes on a detailed project basis
• Compares and negotiates on behalf of the client
• Drafts contracts with client protections
• Controls execution daily
• Manages payments linked to verified progress milestones
• Guarantees timelines, costs and quality with direct responsibility

Looking for a contractor to renovate in Tuscany and don't know where to start? Request a consultation with our team for selection guidance.