Your Next Home
Buying or building a home in Umbria or Tuscany is often a decision that starts from the heart: a hillside glimpsed during a holiday, the light of sunset over a village, the dream of a farmhouse among the olive groves.
But between the dream and making it real, there are technical considerations that, if overlooked, can turn the perfect purchase into a costly problem. After years of projects and work carried out in this area, we’ve gathered the criteria that really make the difference.
Looking Beyond Aesthetics
A stone farmhouse with exposed wooden beams is beautiful to look at, but the real question is: what’s behind those walls? Before falling in love, it’s essential to request the property’s technical documentation.
Cadastral survey and floor plan, to check that the actual state of the property matches what’s on file with the municipality (in Italy, cadastral discrepancies are very common, especially in country homes renovated informally over past decades).
Certificate of building compliance and habitability, confirming that the property was built or renovated in line with regulations.
Energy Performance Certificate (APE), mandatory for the sale and useful for getting a sense of heating and cooling costs — a factor that shouldn’t be underestimated.
A trusted architect can check documents like these in a matter of hours — work that would otherwise take weeks of confusing back-and-forth with the seller.
Before You Sign
Tuscany and Umbria are regions rich in history — which is exactly why so many people choose them. But for that same reason, a significant part of the local property stock is subject to landscape or historical/architectural restrictions (Italian Legislative Decree 42/2004 and subsequent amendments, the so-called “Cultural Heritage Code”).
What does this mean in practice? That certain renovations — replacing windows and doors, adding a pool, altering the roof — may require authorisation from the Soprintendenza (Heritage Authority), with different timelines and procedures compared to unrestricted work.
It’s not an obstacle, but it’s information that should be part of your buying decision, not a surprise discovered halfway through the works.
A good rule of thumb: before buying, get clear confirmation from the seller or your architect on whether the property is subject to restrictions, and what has already been approved in the past.
The Land Parcel
In Umbria and Tuscany the landscape is hilly, which means the relationship between the building and the land always needs careful checking.
Ground stability and hydrogeological risk: some areas, especially near watercourses or on clay slopes, require specific checks. Simply consulting the Hydrogeological Risk Plan (PAI) maps can prevent unpleasant surprises.
Access rights and easements: many country properties share private roads with neighbouring farms. It’s worth knowing who is responsible for maintaining the unpaved lane leading up to the house.
Wells, water supply, and water self-sufficiency: in many rural areas, water comes from a well or a local consortium rather than the municipal mains supply. It’s worth knowing in advance the flow rate and quality of the available water — especially for plumbing, heating and cooling systems, and if a pool or garden is planned.
The Question to Ask
The purchase price is only part of the real cost.
How much does it cost to heat and cool this house? The thick stone walls of farmhouses are charming, but without good insulation, they can mean very high heating bills in winter.
What’s the condition of the electrical and plumbing systems? In many country homes, the systems date back decades and will need updating, if only for safety reasons.
How much does maintaining the grounds and outdoor structures cost? Land around the house is a great asset, but also a commitment: dry-stone walls, trees, and fencing all require ongoing care.
A site visit with an architect, before signing, gives you a realistic estimate of the work needed — information that’s often worth more than negotiating the price.
The Details That Change Everyday Life
This is an aspect that’s often underestimated when looking only at photos online. In a country home, orientation shapes quality of life far more than it does in the city.
A south-facing façade receives natural light and warmth all year round, reducing heating costs.
West-facing openings can create problems with excessive heat in summer if not protected by good shading (curtains, pergolas, trees).
The prevailing wind — often overlooked — affects the comfort of terraces and outdoor gardens, key elements of the lifestyle for those choosing the Tuscan or Umbrian countryside.
Walking the property at different times of day, if possible, tells you more than any floor plan ever could.
Good To Know
Those buying a second home in Italy without living in the country full-time face some additional challenges.
Work with an independent professional, not connected to the agency selling the property, for impartial advice.
An Italian tax code (codice fiscale) is required for any purchase and can easily be obtained through the Agenzia delle Entrate or the Italian consulate in your home country.
Consider remote management: if the house won’t be lived in year-round, it’s worth planning ahead — during the renovation itself — for security systems, remote heating control, and periodic maintenance.
Italian timelines are different: several months can pass between the preliminary sale agreement and the final notarial deed. Planning ahead avoids unnecessary stress.
Have an architect accompany you on the viewing. An expert eye can spot in an hour what would otherwise be discovered — often at a high cost — after the deed is signed.
Found a house you love in Umbria or Tuscany and would like a professional opinion before deciding? Get in touch: a preliminary assessment can make the difference between a happy purchase and a costly regret.