Getting ready to sell

It is very difficult to get (let alone for me to give) a definitive answer to your queries. At present, in Umbria, there is as yet no formal legal requirement for a 'thermal certificate' (ACE) to be provided at the act of sale, but it is quite likely that any estate agent who you approach will tell you that they won't even advertise a roofless ruin unless you have got one. Similarly, for a house such as yours, a notaio is still able to do an act of sale without a certificate of abitabilita (agibilita). (The buyer must accept that he is buying in the full knowledge that this certifcate is not available, and he must also accept that the thermal performance is dire - but at the moment it is still possible to sell without these certificates). However,  estate agents are being (understandably) cautious, and effectively making up the law for themselves. It's all very well to have considered you have done a compromesso (without the certificates), then at the last minute the lender funding the purchaser refuses the loan unless they can see the certificates. You, as the seller, have probably already paid the estate agent, so the better agents want to avoid this stressful situation by making you jump through every conceivable hoop ahead of time. Ask any agent who you are thinking about advertising with - talk to your notaio - get their opinions. One thing which is important is to make sure that the catastal plans of your house correspond with the real situation (even concerning internal walls and positions of staircases etc) because this question must be asked by the notaio at the act of sale (though again, if the buyer is willing to say yes, they correspond, that is enough - but you can't rely on the lender, if there is one, going along with this small deceit). Your geometra can sort this out (if necessary) very quickly. I do sympathise with you - who'd have thought that Italians would concern themselves which such pecadillos only five years ago. I blame it all on the banks!

Fillide is exactly right - but ill add bmy tuppeny worth anyway. An estate agent now has a legal requirement to advertise the ACE rateing of a property, but it isnt a legal requirement to have one everywhere.  You can possibly still autocertificate your Class G (no thermal plus points) status at atto.  It will not stop the agent advertising the house with a rating however.  If you have changed the plant in the house - ie electrics, boiler etc you will need a certification from your electrician and/or plumber  showing its all legal and above board.   You will need, as Fillide says - an uptodate catastal map of the property which should be 'stato di fatto' and which you all sign in front of the notaio.  You can get this from the catasto office or you can appoint a 'professional' to do it for you.   If you have any land with the house, which is not a pertinence but agricultural land you will need to a get a certificato di destinazione urbanistica which must be attached to the atto before you can sign it.  If you have a well/posso you will need the documentation for that etc etc etc..... Get a big folder and start amassing the necessary paperwork!  Good luck