Buying a farmhouse in Todi and Umbria: 10 checks to carry out before purchasing

A farmhouse in Umbria can be a home, a second residence or the project of a lifetime.

Stone, land, olive trees, silence and views are often what makes people fall in love with a property.

But buying a farmhouse is different from buying an ordinary apartment.

Behind a rural building there may be extensions built in different eras, land divided into multiple cadastral parcels, outbuildings, wells, shared access roads, independent utility systems and structures that have gone through decades - if not centuries - of transformations.

That is why the viewing is only the beginning.

Let's look at the main aspects to investigate before proceeding with the purchase.

1. Verify the property's planning status

This is one of the most important checks.

The actual configuration of the building must be compared with the building permits and with the documentation available at the competent offices.

Over the years a farmhouse may have been extended, subdivided or renovated, or porticoes, canopies, swimming pools and other structures may have been built.

Before purchasing, it is therefore advisable to have the documentation examined by a qualified surveyor.

The Italian National Council of Notaries points out that in a property sale, checks must be carried out on the legal status of the property and on any special regulations to which it is subject.

2. Check the cadastral compliance

Planning and land registry are not the same thing.

The cadastral floor plan must be compared with the actual state of the property, and identifiers, size and registered owners must be verified.

The existence of a cadastral floor plan does not automatically prove the building's planning compliance: these are separate checks and both must be addressed.

For this reason, especially in the case of complex rural properties, it is helpful for the surveyor, the agency and the notary to be able to work on the same documentation.

3. Understand exactly what you are buying

When visiting a farmhouse surrounded by hectares of greenery, it is easy to get the impression that everything you see is part of the property.

This is not always the case.

Land and buildings may be divided into numerous parcels.

It is therefore necessary to verify:

• the surface area actually included in the sale;
• boundaries;
• any separate plots of land;
• outbuildings;
• appurtenances;
• the cadastral designation of the various assets.

When the land accounts for a significant part of the property's value, a precise reading of the maps becomes essential.

4. Checking the access road

A gravel road winding through the olive trees can be beautiful.

But you also need to ask: who owns it?

A property may be accessed directly from a public road or through land belonging to other owners.

In the latter case, the existence and characteristics of any right of way must be verified.

It is also useful to understand:

• who carries out the maintenance;
• whether the road is shared;
• whether it is easily passable throughout the year;
• whether it can be easily reached by service or emergency vehicles.

These are details that go largely unnoticed during a viewing, but they matter a great deal in everyday life.

5. Water: mains supply, wells and actual availability

A large country property can require far more water than an urban home.

A garden, swimming pool, vegetable patch, olive grove or other land completely changes the water requirements.

It is therefore essential to understand where the water comes from.

The property may be connected to the mains water supply, have one or more wells, or use separate systems for domestic use and irrigation.

Where wells are present, it is advisable to check the documentation, working condition and specifications of the system.

The same applies to any cisterns and rainwater collection systems.

6. Checking drainage and utility systems

An isolated house may not be connected to all the public networks available in town.

You should therefore ask how the following are handled:

• drainage;
• heating;
• hot water;
• gas;
• electricity;
• internet connection.

A splendid property used as a second home can have very different needs from a residence lived in twelve months a year.

Knowing the situation in advance also makes it possible to estimate any upgrade work that may be needed.

7. Assessing the Roof, Structure and Damp

In a farmhouse, the costly elements are not always the most visible ones.

A dated kitchen can be replaced.

A structural problem or a roof that needs redoing carries a completely different weight.

Before purchasing a historic building or one in need of renovation, it is therefore prudent to have at least the following checked:

• roofing;
• masonry;
• floor structures;
• any cracking;
• presence of damp;
• water drainage;
• condition of the façades;
• windows and doors;
• systems and installations.

A technical inspection can turn a vague impression of a "house needing work" into a much more concrete picture of the interventions required.

8. Studying Exposure, Land and Rainwater

Two seemingly similar farmhouses can behave in completely different ways throughout the year.

Orientation affects light and comfort.

The position on the hillside can influence the presence of damp.

The lay of the land affects how water drains away.

This is why, during a viewing, it is worth observing not only the house itself, but everything that surrounds it.

The very history of Todi is closely linked to water management: the town's historic underground system includes tunnels, galleries and cisterns that over the centuries have also helped drain water from the hill.

In rural properties, the proper management of surface water remains a very practical concern.

9. Check for any restrictions

Umbria's scenic and historical value is one of the reasons so many people choose to buy here.

But for that very reason, certain properties or areas may be subject to specific regulations and restrictions.

This becomes particularly important when the buyer envisions:

• extending the property;
• building a swimming pool;
• altering openings;
• erecting new structures;
• carrying out major work on the exteriors;
• converting outbuildings.

You should therefore never buy on the assumption that a project imagined during the viewing will automatically be feasible.

It is advisable to verify its feasibility with a professional first.

10. Calculate the cost of ownership, not just the purchase price

A common mistake is to compare two properties by looking only at the asking price.

For a farmhouse, it is more useful to think in terms of the overall cost of the project.

For example:

purchase price + taxes and transaction costs + any renovation + landscaping and grounds work + work on the utility systems + initial maintenance = actual investment

Taxes also vary depending on the seller, the type of transaction and whether the "prima casa" (first home) requirements apply. The Italian Revenue Agency publishes the up-to-date rates and conditions applicable to the different scenarios.

Before making an offer, it is therefore useful to have a sufficiently complete financial picture.

And when should the notary step in?

Not only on the day of the deed of sale.

The notary carries out a series of essential legal checks on the property and the transaction, while the surveyor handles the technical assessments within their area of expertise.

The Italian National Council of Notaries also provides a list of the documentation normally required for a property purchase.

In more complex cases, it can be helpful to involve these professionals even before signing the preliminary contract.

Before making an offer: the checklist

Before reaching a decision, it is useful to be able to answer at least these questions clearly:

• Has the planning and zoning status been verified?
• Does the cadastral floor plan match the actual state of the property?
• Do I know exactly which land and buildings I am purchasing?
• Is access to the property clear?
• Do I know how the water supply is provided?
• Do I know how wastewater is managed?
• Have I assessed the condition of the roof and structure?
• Do I know the condition of the systems and installations?
• Is any work I intend to carry out actually feasible?
• Have I estimated the total investment beyond the purchase price?

If some answers are still "I don't know", it does not necessarily mean that the property has a problem.

It simply means there is something worth looking into further.

And that is exactly what should happen before the purchase.

Buying a farmhouse also means getting to know the area

A farmhouse cannot be evaluated on the basis of the building alone.

The view, exposure, accessibility, neighbours, land and connections matter too.

In Todi and the Tuderte area, seemingly similar properties can have very different characteristics even just a few kilometres apart.

Todi Immobiliare has been working in the district since 1994, with an activity particularly focused on farmhouses, rustic properties, village houses and local real estate.

That is why, when we accompany a client to view a farmhouse, the goal is not simply to show a house.

It is to understand whether that property suits the project the client has in mind.