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Change of intended use to home: how to do it in Italy

If you are reading this article you probably own or would like to buy a non-residential property and are considering turning it into an apartment. What are the requirements and the costs for changing the intended use to home? In the next paragraphs, I will describe all the checks to be made and how to solve some situations.

Changing the intended use of a property into a home can increase its value, the practice of change of use, therefore, becomes fundamental also for real estate investments.

Functional categories and intended use

First of all, I would like to deepen the concept of intended use at the urban level. The art. 23-ter of the Testo Unico Edilizia DPR 380/01 (Consolidated Building Text) groups the various ways of using the properties into five urbanistically relevant functional categories.

    RES_01 Homes;
    RES_02 Non-hotel accommodation facilities (Bed & amp; Breakfast, Residence, Holiday homes and apartments);
    RES_03 Services strictly connected to the residence;
    TR_01 Hotel accommodation facilities;
    TR_02 Non-hotel accommodation facilities (Youth hostels);
    TR_03 Buildings for refreshment points;
    AI_01 Production activities of goods;
    AI_02 Industry;
    AI_03 Deposits and warehouses independent of other intended uses;
    DIR_01 Offices in general;
    DIR_02 Production activities of services;
    DIR_03 Structures for primary, secondary education and universities;
    DIR_04 Military and penitentiary structures;
    DIR_05 Structures of worship, religious and burial;
    DIR_06 At facilities and facilities for culture and congresses;
    DIR_07 Equipment and facilities for leisure and entertainment;
    DIR_08 Equipment and facilities for sport;
    DIR_09 Equipment and facilities for mobility;
    COMM_01 Medium-sized sales structures;
    COMM_02 Large sales structures;
    COMM_03 Shopping centers;
    COMM_04 Parking lots / garages for profit purposes;
    SS_01 Social-health equipment;
    SS_02 Outpatient clinics and outpatient clinics and specialized health centers;
    SS_03 Centers for therapeutic recovery and social distress;
    AZ_01 Structures, systems and agricultural / livestock production equipment;
    AZ_02 Agro-food production facilities and plants;
    AZ_03 Agritourism facilities;

The & nbsp; change of destination & nbsp; use is urbanistically & nbsp; relevant when you switch to a different functional category. & nbsp; For example, converting a warehouse (category C) into a dwelling (category A) is urbanistically relevant, while the transition from B & amp; B to home, both in category A, is not. This also applies when no internal works are carried out (change of use without works).

Later we will see how to specifically deal with relevant and non-relevant usage changes.

Cadastral categories and destination of use

The cadastral categories are a direct consequence of the functional ones but they organize the intended uses according to a fiscal criterion (income, taxation etc …). Here, too, there are five categories: three for non-profit ordinary properties (A-B-C), one for special-purpose properties (D) and one for special destinations (F).

categories cadastral

Table of cadastral categories of properties

Speaking of change of intended use, it is more correct to think with the functional categories described above. However, I think it is right to mention these codes as they appear in the cadastral survey of the property.

Also, I would like to point out that the offices are placed in the same class as the houses. This means that the change of use from office to home is usually quite simple to do; in fact, they are both environments that admit the permanence of people. Obviously, there are some requirements to be met which I will talk about in a moment.

If you want to know more about cadastral categories I suggest you read this Italian article.

Costs of changing the intended use to home

To better understand this passage, I will briefly describe the concept of Urbanization Charges.

When a new building is built, contributions must be paid to the Municipality to provide roads, aqueducts, sewers, lighting and other services for the building. These are precisely the urban planning charges and vary according to the type of property to be served. For each municipality, it is possible to view the table of charges with the various prices per square meter or cubic meter depending on the intended use of the property.

The change of intended use, especially if between different functional categories, causes a & nbsp; different urban load & nbsp; (different consumption of water, loading in the sewer, use of parking lots etc … ).

Consequently, you have to pay the difference between the charges for the new users and those already paid for the old function. So if, for example, the new function requires 150 euros per square meter of charges and the old one had cost 100 euros per square meter, then the charges you have to pay are 50 euros per square meter.

If by chance the previous intended use were to be more expensive than a home (higher income or greater urban planning load) then you will not have to pay additional charges.

Finally, I specify that many cities apply some concessions on charges for certain changes of use, such as from office to home or from laboratory to home.

I, therefore, advise you to check any opportunities present in the Municipality where the building is located.


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