How to Check a Developer: Permits, Deadlines, Reputation

How to check a developer: step-by-step 🏗️

Buying from a developer is both an investment and a major life decision. To reduce risk, verify permits, timelines and reputation before signing any contract. Below is a practical checklist with clear actions and questions to ask.

1. Verify permits and paperwork ✅

• Ask the developer for copies of construction permits and planning approvals. Make sure they match the current project and plot.
• Cross-check ownership and encumbrances in public registries to ensure the land title is clean.
• Request the project documentation: structural plans, engineers’ reports, and specifications of materials to be used.

Tip: ask for original documents or certified copies to ensure authenticity.

2. Assess timelines and feasibility ⏱️

• Request a written construction schedule and the current progress report.
• Ask which factors could delay completion (permits, weather, subcontractors) and how delays are handled.
• Require contract clauses that address missed deadlines: penalties, revised handover, or exit options.

Best practice: insist on measurable milestones and periodic progress updates.

3. Check reputation and past projects 🕵️‍♀️

• Visit completed projects by the developer and talk to residents when possible.
• Look for patterns: were past projects completed on time? How is post-handover service? Are there complaints?
• Search for legal disputes or claims from buyers — these are warning signs that require deeper investigation.

On-site visits give a realistic picture of work quality and site management.

4. Key questions to ask ✍️

• Who is the main contractor and who are the subcontractors?
• Are there bank guarantees or insurance policies covering the developer’s obligations?
• What is the payment schedule—by stages or lump-sum?
• What is included in the base finish and what materials are planned?
• What warranties are provided on structural elements and utilities?

These questions will help you draft a clear contract and avoid misunderstandings.

5. Contract terms and payment safety 📜

• Insist on clearly written deadlines, stages, responsibilities for delays and quality, and handover procedures.
• Avoid large upfront payments without protective instruments: ask for staged payments and guarantees.
• Ensure the contract specifies penalties, dispute resolution, and warranty periods.

Consider hiring a local lawyer experienced in Georgian real estate to review the contract.

6. Practical checklist for meetings 🧾

Bring or obtain:

• Copies of permits and project documentation.
• Land registry extracts and proof of ownership.
• A written construction timeline and progress reports.
• Clarification of payments and guarantee mechanisms.
• Contacts for current residents and the project manager.

Record all promises in writing and keep electronic backups.

7. What to do if something seems wrong 🚩

• Request additional guarantees or contractual amendments.
• If doubts persist, pause the purchase and explore alternative projects.
• For ongoing projects with problems, consult a lawyer and consider organizing collective action with other buyers if needed.

Conclusion — make a confident, supported decision 🤝

Checking a developer means systematically verifying documents, timelines, reputation and contract terms. Don’t rush the decision—take time to confirm facts.

If you want help verifying documents or managing the purchase process, the BuyHome team can assist: we check permits, evaluate risks and prepare secure contracts. Explore available options on our search page or apartments listing: https://buyhome.ge/en/search and https://buyhome.ge/en/apartments

Contact us — we'll help you choose a reliable project and complete the purchase with confidence.