I have an Australian Client for whom I refurbished their house on Lake Como, now they are living in Italy for over 12 months, and in their Pension years.
Hello all, I am writing asking the forum for help on behalf of an Australian client for whom we are refurbishing her house in Italy. The Australian lady bought the house to refurbish wanting to take up Italian citizenship.
Hi all I have a very basic question on using this forum: How do I send a Personal Message to someone?It would seem if I hit "reply" and send what would appear to be a message which only to recipient would see, is instead visible by the whole foru
I am an Architect and have carried out a number of projects on Lake Como. Your area is in the Comune of Tremezzina, and is under the protection of the Soprintendenza (as most of the Lake Como shore is) - and you cannot change the property's outer appearance - in theory not even the garden fence, without the Official permission from the Local Commissione Paesaggistica followed by the authorization from the Soprintendenza.
The name of the process is Autorizzazione paesaggistica – your proposals will qualify for the streamlined version called autorizzazione paesaggistica semplificata, requiring “only” 60 days maximum in the Soprintendenza of Milan.
In reality it is the first hurdle – getting passed the Local Commissione Paesaggistica that is the tricky part, but if you are proposing to colour your house to something similar to the neighbouring context I do not see any problems. Once passed the Local Commissione Paesaggistica – it gets sent to Milan to sit on a desk of the Soprintendenza, who most likely will not look at it and you gain authorisation after 60 days if Soprintendenza do not reply. In the great majority of small projects (and yours is a very small project) the Soprintendenza will not contradict the Local Commissione Paesaggistica.
Locals who tell you that you application could be refused in Milan for a mysterious reason are scaremongering and it is not what I have experienced with the Sopritendenza which is an organisation that can certainly cause problems that do not follow any logic, but generally only for bigger, very visible or historical projects, not small simple domestic ones.
I am an architect and have done a few refurbs. of little houses in the middle of nowhere in various aparts of Italy. The local Comune will have regulations regarding the distance the septic tank can be from various water courses.
Every Comune will be different as their landscapes, geology, water courses will be different but the principal is the same - the septic tank can pollute the water courses if there is extreme flooding rain waters that could wash the septic tank's contents into the major water courses, so they want to maintain a sensible distance between them.
Therefore for example many Comunes on Lake Como will not allow a septic tank within 1km of the lake shore, and it cannot be within 10m of any stream.
Another point unrelated to water courses but related to the site of a septic tank is that you need to be sure that the septic tank does not discharge onto another persons (neighbour's) land as they can object and get you to move your tank. If it discharges onto your land or into a ditch on the public road are common solutions, but get them verified by your tecnico.
Damp in walls is a real pain in the neck in old buildings.
I am an architect and we have found the best approach is four fold, (it is what we recommended to our client who runs a pizzeria who needed to be absolutely sure that they get rid of the rising damp and it worked) :
If not already done – ensure that vespaio (ventilated ground floor slab) is installed. This will result in a dry ground floor but if the load bearing walls are still bedded in the damp ground – the walls will still be damp.
Ensure that all rain water (on or under -ground) can run away from the building which may involve excavation around the perimeter, insertion of land drains etc.
On internal and external walls remove the existing plaster and re-plaster up to 1.8m off ground floor with water resistant plaster.
Install a "Biodry" device (or similar) in a central position in the house. This device repels water from rising. Here is the link to the non invasive treatment to cure rising damp in walls (Swiss company) https://www.biodry.eu/en/
There are other companies that provide a device like Biodry – we have had only good experience with Biodry, but happy to learn of other good companies.
once the project is completed you can start to get a tax rebate on the taxes you pay in Italy for the next ten years, there is a pretty complex procedure to follow it is an absolute MUST to get an account to guide you through the red tape, because if you do not do it all the right way, you will not get the rebate.
Yes indeed it does appear to be a distorted logic to a non-Italian, being taxed in a Council that you do not use as much as people who are there all the time. But the idea from the Italian point of view is that it taxes rich people more than less rich people. I.e. if you have only one house you do not get taxed whereas if you have more than one house you get taxed on your extra houses. Then if you are a non Italian and resident elsewhere, and buy a house in Italy presumably you have another house and so your Italian house is your second home and therefore you are taxed as having more than one home.
I am an architect based in Milan working on refurbishment projects on the lakes or within a 2 hour drive distance from Milan.
I would love to help you.... but I cannot.
Madonna Di Campiglio/Pinzolo is a beautiful part of the world, but it is a bit out of my range. It is more than 3 hours drive form Milan.
You are asking for detailed local knowledge for quite a remote place.
It will be best to find a local or “at least more local than me (Milan)” Architect or Geometra who ought to have access to the information you seek. The Estate Agent from which you bought the house may also be able to assist you.
All in all, the info you seek is usually part and parcel of running a refurb. Project, and usually involves a commission prior to getting such info. I am not sure of your objectives, for example if you are wanting to run your refurb. project yourself, then obviously anyone with that sort of info will not want to pass it on to you without a commission or at least something in return, so you may need to give some sort of incentive in order to gain the info…..this is particularly the case in remote parts of the world – all over the world.
It may also be more convenient, less stressful and in the end cheaper to let the local professional run the job for you - but as I say I do not know your end objectives, so I may have got the wrong end of the stick.
You need to tread carefully to avoid future fines. The 2% property tax instead of 9% is also linked to your future tax situation after the 18 months i.e. not only if you live in Italy a bit, but it is much linked to the future tax you will pay in Italy.
Taking someones advice ....depends on if that advice is paid consultancy or if it is "free talk" - the whole scenario is complicated and more so if you are retiring and / or buying via a company - all needs to be weighed up and proper advice (consultancy) needs to be obtained to be sure of what you are doing and that you will avoid fines after the 18 months.
We often use a carpenter to make kitchens for clients. It, strangely enough, costs alot less than many "deisgn" kitchens from shops, but of course more than Ikea or Mondo Convenienza. But the point I want to make is that if you contact a local carpenter they will do whatever you want to whatever dimensions with whatever finish of your choice. The carpenters are used to working with different kitchen worktop finishes also those non - timber ones in stone or reconstituted stone. The difficult part may be to track down the right carpenter who will do it in the time frame you want - as carpenters can be a bit strange. But definitely a carpenter can do what you want. all the best Conor
Hello Bill, Cheryl and Gabrielle, I am so sorry I meant you to send a private message so as not everyone sees your business, but maybe you could not find my email from my profile.Please send a message to conor@rinovaprojects.com and I wil reply to you in detail. All the best Conor
Hi I am an architect with projects on Lake Como, I have also helped people find their ideal property on Lake Como.By all means contact me in private - let me know in what part of Lake Como you would ideally like and what size you need and minimum - maximum budget you have to spend.
Comments posted
Hello PaulDV,
I am an Architect and have carried out a number of projects on Lake Como. Your area is in the Comune of Tremezzina, and is under the protection of the Soprintendenza (as most of the Lake Como shore is) - and you cannot change the property's outer appearance - in theory not even the garden fence, without the Official permission from the Local Commissione Paesaggistica followed by the authorization from the Soprintendenza.
The name of the process is Autorizzazione paesaggistica – your proposals will qualify for the streamlined version called autorizzazione paesaggistica semplificata, requiring “only” 60 days maximum in the Soprintendenza of Milan.
In reality it is the first hurdle – getting passed the Local Commissione Paesaggistica that is the tricky part, but if you are proposing to colour your house to something similar to the neighbouring context I do not see any problems. Once passed the Local Commissione Paesaggistica – it gets sent to Milan to sit on a desk of the Soprintendenza, who most likely will not look at it and you gain authorisation after 60 days if Soprintendenza do not reply. In the great majority of small projects (and yours is a very small project) the Soprintendenza will not contradict the Local Commissione Paesaggistica.
Locals who tell you that you application could be refused in Milan for a mysterious reason are scaremongering and it is not what I have experienced with the Sopritendenza which is an organisation that can certainly cause problems that do not follow any logic, but generally only for bigger, very visible or historical projects, not small simple domestic ones.
All the best
Conor
Hello Mr. Clueless,
I am an architect and have done a few refurbs. of little houses in the middle of nowhere in various aparts of Italy. The local Comune will have regulations regarding the distance the septic tank can be from various water courses.
Every Comune will be different as their landscapes, geology, water courses will be different but the principal is the same - the septic tank can pollute the water courses if there is extreme flooding rain waters that could wash the septic tank's contents into the major water courses, so they want to maintain a sensible distance between them.
Therefore for example many Comunes on Lake Como will not allow a septic tank within 1km of the lake shore, and it cannot be within 10m of any stream.
Another point unrelated to water courses but related to the site of a septic tank is that you need to be sure that the septic tank does not discharge onto another persons (neighbour's) land as they can object and get you to move your tank. If it discharges onto your land or into a ditch on the public road are common solutions, but get them verified by your tecnico.
All the best,
Conor
Hi Tabbi,
Damp in walls is a real pain in the neck in old buildings.
I am an architect and we have found the best approach is four fold, (it is what we recommended to our client who runs a pizzeria who needed to be absolutely sure that they get rid of the rising damp and it worked) :
There are other companies that provide a device like Biodry – we have had only good experience with Biodry, but happy to learn of other good companies.
Hi Daniel,
Ugo is right,
once the project is completed you can start to get a tax rebate on the taxes you pay in Italy for the next ten years, there is a pretty complex procedure to follow it is an absolute MUST to get an account to guide you through the red tape, because if you do not do it all the right way, you will not get the rebate.
Yes indeed it does appear to be a distorted logic to a non-Italian, being taxed in a Council that you do not use as much as people who are there all the time. But the idea from the Italian point of view is that it taxes rich people more than less rich people. I.e. if you have only one house you do not get taxed whereas if you have more than one house you get taxed on your extra houses. Then if you are a non Italian and resident elsewhere, and buy a house in Italy presumably you have another house and so your Italian house is your second home and therefore you are taxed as having more than one home.
Hi,
I am an architect based in Milan working on refurbishment projects on the lakes or within a 2 hour drive distance from Milan.
I would love to help you.... but I cannot.
Madonna Di Campiglio/Pinzolo is a beautiful part of the world, but it is a bit out of my range. It is more than 3 hours drive form Milan.
You are asking for detailed local knowledge for quite a remote place.
It will be best to find a local or “at least more local than me (Milan)” Architect or Geometra who ought to have access to the information you seek. The Estate Agent from which you bought the house may also be able to assist you.
All in all, the info you seek is usually part and parcel of running a refurb. Project, and usually involves a commission prior to getting such info. I am not sure of your objectives, for example if you are wanting to run your refurb. project yourself, then obviously anyone with that sort of info will not want to pass it on to you without a commission or at least something in return, so you may need to give some sort of incentive in order to gain the info…..this is particularly the case in remote parts of the world – all over the world.
It may also be more convenient, less stressful and in the end cheaper to let the local professional run the job for you - but as I say I do not know your end objectives, so I may have got the wrong end of the stick.
All the best with your plans,
Conor
You need to tread carefully to avoid future fines. The 2% property tax instead of 9% is also linked to your future tax situation after the 18 months i.e. not only if you live in Italy a bit, but it is much linked to the future tax you will pay in Italy.
Taking someones advice ....depends on if that advice is paid consultancy or if it is "free talk" - the whole scenario is complicated and more so if you are retiring and / or buying via a company - all needs to be weighed up and proper advice (consultancy) needs to be obtained to be sure of what you are doing and that you will avoid fines after the 18 months.
We often use a carpenter to make kitchens for clients. It, strangely enough, costs alot less than many "deisgn" kitchens from shops, but of course more than Ikea or Mondo Convenienza. But the point I want to make is that if you contact a local carpenter they will do whatever you want to whatever dimensions with whatever finish of your choice. The carpenters are used to working with different kitchen worktop finishes also those non - timber ones in stone or reconstituted stone. The difficult part may be to track down the right carpenter who will do it in the time frame you want - as carpenters can be a bit strange. But definitely a carpenter can do what you want. all the best Conor
Hello Bill, Cheryl and Gabrielle, I am so sorry I meant you to send a private message so as not everyone sees your business, but maybe you could not find my email from my profile.Please send a message to conor@rinovaprojects.com and I wil reply to you in detail. All the best Conor
Hi I am an architect with projects on Lake Como, I have also helped people find their ideal property on Lake Como.By all means contact me in private - let me know in what part of Lake Como you would ideally like and what size you need and minimum - maximum budget you have to spend.