The most expensive mistake in a project is usually made before the project starts.

1. The plot is not zoned for building
Agricultural land can be rezoned, but it takes a local plan, money and two years of patience. Check the planning certificate, not the listing.

2. No access to a public road
A right of way across a neighbour plot is not the same as public road access. Without access, no permit.

3. Utilities are "in the area"
"In the area" can mean 400 metres away. Ask where the nearest connection point is and what an extension costs.

4. Setbacks leave too little
A 12-metre-wide plot with 3-metre side setbacks leaves a 6-metre house. Check before, not after.

5. Nobody read the height limit
If you want an upper floor and the zone allows only ground floor, you bought something other than you thought.

6. The plot is in a protected area
You can build, but with Ministry of Culture approval and restrictions on appearance. Add six months to the schedule.

7. No geotechnical survey
A high water table or weak soil means special foundations. The difference can run to tens of thousands of euros.

We check any of these before you buy. It is a few hours of work and it commits you to nothing further.