Buying a Tenanted Property: 5 Real Risks You Shouldn't Overlook

1. The Risk of Default (The "Ghost" of Unpaid Rent) The most obvious risk is that the tenant stops paying rent immediately after your purchase. What to check: Do not rely on verbal assurances. Ask to see bank statements from the last 12–24 months proving punctual transfers. A tenant who was in arrears with the previous owner will almost certainly be the same with you.

2. Remaining Lease Term Many buyers underestimate Italian law (the famous 4+4 or 3+2 contracts). The problem: If you buy a house with a recently renewed contract, you might have to wait up to 8 years before you can use it freely. Even if you declare it as your "primary residence," you can only terminate the lease at the first natural expiry date, providing at least 6 months' notice.

3. Condition of the Property Someone living in a house they don't own—and know they will have to leave—often does not take good care of it. The risk: At the time of handover, you might find structural damage, non-compliant systems, or ruined finishes. Advice: Include a clause in the preliminary sales agreement that allows you to carry out a thorough inspection before the final deed (rogito) to verify that the condition of the property hasn't deteriorated.

4. Difficulty in Vacating the Property (Eviction) What happens if, when the contract expires, the tenant refuses to leave? The reality in Sicily: Civil justice timelines for obtaining an eviction notice for "expired lease" can vary from 12 to 24 months. If the tenant has young children, is elderly, or has a disability, the process can take even longer due to social protections granted by judges.

5. Incorrect Profitability Calculation Tenanted houses are often bought based on a rent set years ago. The error: A rent frozen at prices from 10 years ago, combined with 2026 inflation, might not even cover extraordinary building maintenance costs or taxes (IMU). Ensure that the net yield is real and not based on outdated figures.

How Domus Sicilia Protects You From These Risks We never let our clients sign blindly. For every tenanted property in our portfolio, we perform a "Contract X-ray":

• Contract Analysis: We verify registration with the Revenue Agency and specific clauses.

• Tenant Interview: We try to understand their future intentions (do they want to stay or are they looking for something else?).

• Verification of Ancillary Charges: We check that the tenant is up to date with condo fees (to prevent debt from falling on the new owner).

The Bottom Line: Buying a tenanted house is an investment for those who are not in a hurry. If your priority is moving in by Christmas, this type of purchase is highly discouraged unless there is already a written agreement for consensual termination of the lease.