How to Choose a Reliable Developer in Georgia: Investor Checklist

Quick checklist for investors 🧾

• Reputation and completed projects — visit delivered buildings and ask for references.
• Legal clarity — verify land titles, building permits and registry records.
• Financial stability — know the project's funding sources and budget transparency.
• Contracts and warranties — clear terms on delivery, penalties and after‑sales service.
• Construction quality — materials, independent inspections and quality control stages.
• Timeline reliability — how the developer has met deadlines in previous projects.
• Escrow and insurance — mechanisms to protect buyers' funds.
• Post‑handover management — who will operate the property after completion.

Why this checklist matters for investors 🇬🇪

Georgia's real estate market can offer attractive returns, but local legal and market specifics require thorough due diligence. This checklist is meant to help you structure your research and reduce surprises when investing.

Step 1 — check reputation and delivered projects ✅

• Visit finished buildings and speak to residents about construction quality and warranty service.
• Ask the developer for references and check for patterns in feedback rather than single reviews.
• Look at photographic evidence of past projects and inspect how common issues were handled.

Step 2 — legal due diligence 📄

• Confirm land ownership and absence of encumbrances in the public registry.
• Request building permits, project documentation and licenses; verify authenticity locally.
• Hire a local lawyer to review purchase agreements and clauses on transfer of rights and dispute resolution.

Step 3 — financial stability and funding 💼

• Ask whether the project is financed by the developer’s equity, bank loans, or buyer prepayments.
• Seek transparency about budgets, contingency reserves and plans for cost overruns.
• Be cautious if most funding relies on buyer prepayments without escrow protection.

Step 4 — construction quality and inspections 🔍

• Request material specifications, brands of major systems and insulation details.
• Arrange independent inspections at key construction milestones.
• Confirm acceptance standards and the process for correcting defects after handover.

Step 5 — contracts and buyer protections ✍️

• Contracts should specify delivery dates, penalties for delays and refund procedures.
• Where possible, use escrow arrangements or bank guarantees to protect advance payments.
• Define the warranty period and the scope of free corrections after completion.

Step 6 — operations and exit strategy 🚪

• Consider who will manage the property post‑completion: a professional management company or owners.
• Plan your exit: rental, resale or short‑term leasing — check local demand in the selected area.
• Assess the neighborhood's liquidity: transport, amenities and tenant profiles influence resale and rental demand.

Practical negotiation tips ✋

• Never sign preliminary agreements without legal review.
• Link payments to real construction milestones and keep documentation of progress.
• Fix material brands and technical parameters in the contract to avoid substitutions.

Questions to ask a developer

• Which projects have you completed recently and can you provide contacts?
• Is there an escrow account or bank guarantee for this project?
• What is the process and timeline for fixing post‑handover defects?

Conclusion and how BuyHome can help 🤝

Choosing a reliable developer combines legal, financial and technical checks. Use this checklist during meetings and negotiations to reduce risk. If you need help vetting a developer or selecting properties in Georgia, contact our team. Start on https://buyhome.ge/en or explore listings at https://buyhome.ge/en/search — we can help you find secure investment options.