Cadastral floor plan: how to obtain it
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What the cadastral floor plan is, in simple termsWhy you need it, especially if you are buyingWho can request itHow to obtain it, step by stepWhat to check when you receive itExample with round numbersThe most common mistakesIn practiceFrequently asked questionsSourcesThe cadastral floor plan (planimetria catastale) is the scaled drawing of the property filed with the Italian Revenue Agency (Agenzia delle Entrate). To obtain a copy you must be the owner of the property or a person you have delegated.
If you are neither, you cannot request it in your own name. In this guide you will find what it contains, how to request it and what to check when you receive it.
What the cadastral floor plan is, in simple terms
The floor plan is one of the documents kept in a property's cadastral file. It shows the layout: rooms, walls, doors, windows, balconies and, where present, cellar and garage. It serves to check that the actual home matches the one recorded in the land registry (catasto).
The file also contains the land registry extract (visura), that is, the extract with the property's identifying data. The main data are the sheet (foglio), the parcel (particella) and the subordinate unit (subalterno), which together show exactly which unit you are looking at. If you do not know them, read how to find sheet, parcel and subordinate unit.
Why you need it, especially if you are buying
In notarial deeds cadastral conformity is mandatory. The notary must state the cadastral data, the reference to the floor plan and a declaration of conformity. If these elements are missing, the deed is void (as set out in article 29 of law 52/1985, which you can read on Normattiva). To understand what this means in practice, read when cadastral conformity is required and how it is checked.
The floor plan also matters at auctions. The appraisal report (perizia) attaches the land registry extract and the floor plan, so you can compare them with the actual state of the property before making an offer.
Who can request it
The floor plan can only be obtained by the owner of the property or a person they have delegated. If you are the owner, you can request it yourself. If you are the buyer and the seller has not yet handed it to you, ask for it in writing and check that it is up to date.
The land registry extract, by contrast, is free online for the owner. For other people it is paid. This difference matters: an extract you are not entitled to request free of charge may cost you, whereas the floor plan remains reserved to the owner or the delegate.
How to obtain it, step by step
- Prepare the property's identifying data: sheet, parcel and subordinate unit. You will find them in the purchase deed, in the land registry extract or in the previous notarial deed (rogito).
- Check that you are the registered owner. If the land registry extract shows a name different from yours, you are not the owner and must be delegated by the owner.
- Access the Agenzia delle Entrate's consultation services, or go to a counter. Procedures change over time: check on the Agency's official website which services are currently available.
- If you are represented by a delegate, prepare the written delegation and the identity documents required. You will find the exact list on the Agency's website, in the section dedicated to land registry extracts.
- Keep the copy you receive and note the date. An old floor plan may not show works carried out afterwards.
What to check when you receive it
Take the floor plan and compare it with the home, room by room. Looking at the general shape is not enough. Pay attention to these points:
- the update date of the floor plan, which should be recent;
- the number of rooms and their layout: a demolished wall or an extra room are discrepancies;
- windows, doors and balconies, including those closed in with a glazed veranda;
- the presence of a cellar, attic or garage, if they are part of the purchase;
- the consistency between the surface area shown and the home you are visiting.
If you find a difference, do not panic straight away. Many discrepancies are minor and can be fixed. To understand how they are corrected, read how a cadastral discrepancy is fixed and what it costs.
Example with round numbers
Example. You buy a flat with three rooms. The floor plan shows two bedrooms, a living room and a bathroom, without the enclosed balcony. The seller has therefore created an extra room and closed the balcony, but the land registry does not know this.
In this case the home does not conform to the floor plan on file. Before the notarial deed a cadastral update is needed, usually carried out by a technician using the DOCFA form. The cost depends on the technician and the complexity of the work: ask for a written quote before deciding. To understand what this involves, read the cadastral update and the DOCFA.
The difference does not necessarily block the purchase. It depends on how the notary and the parties decide to handle it. But you need to know about it before signing.
The most common mistakes
- Thinking the floor plan is enough on its own. To understand the property you also need the land registry extract and the cadastral income.
- Using an old floor plan without checking its date. A plan from many years ago may not show later works.
- Requesting the floor plan of someone else's property without being delegated. This is not a minor detail: the owner is the only one who can authorise the request.
- Not comparing the plan with the actual home. The check must be done in person, room by room.
In practice
- Find the sheet, parcel and subordinate unit of the property before any request.
- Check that you are the owner or a delegate: the floor plan is reserved to them.
- Check on the Agenzia delle Entrate website which consultation services are active today and which documents are needed.
- Compare the plan with the home, room by room, and note every difference.
- If you find a discrepancy, ask the seller or the notary how they intend to handle it, before the notarial deed.
Frequently asked questions
Can I request the floor plan of a home that is not mine?
Not as the owner. You can only do so if the owner has delegated you. If you are buying, ask the seller for the floor plan and check that it is up to date. The land registry extract, for other people, is paid.
Is the floor plan required to buy a home?
In notarial deeds cadastral conformity is mandatory. The notary must state the cadastral data, the reference to the floor plan and the declaration of conformity. Without these elements the deed is void.
If the floor plan does not match the home, what do I do?
Do not sign before you understand the situation. The most common way to fix a discrepancy is a cadastral update, carried out by a technician. Ask for a quote and agree with the notary how to handle the cost and timing. For the most frequent cases read cadastral conformity and how it is checked.
Sources
In the same chapter
- APE (attestato di prestazione energetica): what it isThe APE is the document that shows how much energy a home consumes and gives it an energy class from A4 to G. Here is when you need it, how to read it and how long it lasts.
- Cadastral category (categoria catastale): A/2, A/3, C/6 and the others explainedThe cadastral category is the code that classifies the property (A/2, A/3, C/6…) and determines cadastral income and taxes. Here is what the letters and numbers mean.
- Certificate of habitability (certificato di agibilità): when it is neededThe certificate of habitability confirms that a home is fit for use. Here is when it is needed, how to check it before buying and what to do if it is missing.
- Cadastral code of the municipality (codice catastale del comune): what it isThe cadastral code is a four-character code that identifies the municipality (comune) in the land registry, and you need it to look up a land registry extract. Here is where to find it.
- Foglio, particella and subalterno: how to find themFoglio, particella and subalterno are the numbers that identify the property in the land registry (catasto): you find them in the notarial deed, the land registry extract and the auction appraisal report.
- Mortgage on a home: what it is and how it is cancelledThe mortgage is the guarantee the bank registers on the home for the loan. It is closed after the final payment, but it should be checked with a mortgage search: here's how.
General information, not legal or tax advice: the law and the notice of sale prevail.
