Every year thousands of people buy apartments in Tbilisi and Batumi without ever visiting the country — through an agent, a relative or a developer's sales office. The prices look good and the paperwork looks fine. The problems only appear later: the building has two more floors than the permit allows, the land under it is mortgaged to a bank, or the "apartment" exists only as a line in a contract and was never registered as a separate unit.
None of this is visible from photos or a video call. All of it is visible in Georgia's public registers — if you know where to look.
7 things to check before you pay
Who owns the land — and is it the developer?
The building stands on a plot. If the plot belongs to someone else, or to a company unrelated to the one selling you the flat, your contract may be worth very little.
Mortgages and seizures
Developers often finance construction with a bank mortgage on the land and the whole building. We check whether a mortgage or a court seizure is registered on the plot, the building or the specific flat — and in whose favour.
Building permit vs. what is being built
We read the permit and the approved design and compare them with the project being sold: number of floors, stage of construction, whether the permit is valid or expired.
Registry division — does your flat legally exist?
Until the building is divided in the public registry, there is no "apartment no. 42", only a share in a construction project. We tell you whether the division is done and what your contract actually gives you.
Zoning and buildable area
For land: the zone and the coefficients (K-1, K-2) decide how many square metres can be built on the plot — and therefore what the plot is really worth. We confirm them for your plot.
The developer's track record
Completed projects, delays, court cases and company history from public sources — in plain language, so you know who you are dealing with.
The contract itself
Handover deadline and penalties, what happens if the area changes or construction stops, who registers the flat and when. We read it as engineers who have managed construction projects for 20 years — and tell you what to ask the developer before you sign.
How it works — fully remotely
Send us the details
The cadastral code or address, and any documents you have — the draft contract, the developer's brochure, plans. WhatsApp or email, any language.
We check
Public registry, permit database, zoning maps, court records and the developer's history. Where needed, we ask the developer the right questions on your behalf — in writing.
You get a written report
A PDF in English: what is fine, where the risks are, and what to do before you pay. Usually within 1–2 working days.
Everything is done in writing, in English — you get a clear record of every answer, and time zones do not matter. If the building already exists, an on-site visit by our engineer can be added (Tbilisi and surroundings).
Prices
| Service | What you get | Price |
|---|---|---|
| Flat — document check | Ownership, mortgages and seizures, permit and floors, registry division, developer — written report | 350 GEL ≈ $130 |
| Flat — documents + site visit | Everything above, plus our engineer inspects the flat on site (walls, damp, windows, utilities) with photos | 700 GEL ≈ $260 |
| Purchase contract review | Deadlines and penalties, area and price changes, registration, payment schedule — what to ask before you sign | 250 GEL ≈ $95 |
| Land check | Ownership, encumbrances, zoning and buildable area, road access, utilities | Quoted within 24 h |
USD amounts are approximate. Payment by bank transfer or Wise against an invoice from our company. The price is agreed in writing before we start.
Questions
Can you check a property if I am not in Georgia?
Yes. The document check is done fully remotely from public registers. You only need to send the cadastral code or address. A site visit can be added when the building already exists.
Is this an official expert examination or a legal opinion?
No. It is an independent engineer's check of the documents, permits and the property, written in plain language so you can decide. For the contract itself we recommend a lawyer as well — our report tells you exactly what to ask them.
Do you work with developers or agents?
We take no commission from developers, builders or agents. We work only for you.
Which cities do you cover?
Document checks: anywhere in Georgia. Site visits: Tbilisi and surroundings; other cities on request.
Send us the cadastral code — we'll tell you if the property has a mortgage or seizure on it. Free.
No commitment. If you then want the full check, you already know what it costs.