Sample report

A real report, page by page.

This sample covers 1,247 m² of farmland 1.9 km from the sea, where OpenStreetMap still draws 37 m² of building outlines that the cadastral map does not show. See what the public sources returned, what they did not, and which records to request.

Italian terms used in the report

Notaio: the notary who draws up the deed. Geometra: a licensed surveyor. Comune: the town hall. Visura: an official cadastral extract. CDU: the town’s zoning certificate.

99 pages38 mapsDiano San Pietro, ImperiaD298A000700.444Italian and English

The sample report is available in Italian and English.

Complete report · PDF · 46.0 MB

Free, no email needed. It is a large file: on a phone the pages below show first what is inside.

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12 pages of the report, as printed

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Page 1 of 99, Cover: Diano San Pietro (IM), parcel 444: 1,247 m² of farmland 1.9 km from the sea. OpenStreetMap still draws 37 m² of building outlines that the cadastral map does not show. 38 maps.
Page 1 of 99 · CoverDiano San Pietro (IM), parcel 444: 1,247 m² of farmland 1.9 km from the sea. OpenStreetMap still draws 37 m² of building outlines that the cadastral map does not show. 38 maps.
Page 2 of 99, Your plot in two pages: The reading in one paragraph, the landslide hazard map, the plot in numbers and the purchase conditions: sale boundary, landslide risk and ground suitability.
Page 2 of 99 · Your plot in two pagesThe reading in one paragraph, the landslide hazard map, the plot in numbers and the purchase conditions: sale boundary, landslide risk and ground suitability.
Page 8 of 99, The parcel from above: The cadastral outline on the satellite photo: 1,247 m², a 278 m boundary, Via Fontana 17 m to the west-north-west.
Page 8 of 99 · The parcel from aboveThe cadastral outline on the satellite photo: 1,247 m², a 278 m boundary, Via Fontana 17 m to the west-north-west.
Page 9 of 99, Parcel dimensions: The cadastral polygon with every side length: 1,247 m², a 278 m perimeter, 42 numbered vertices. A tax map, not a boundary survey.
Page 9 of 99 · Parcel dimensionsThe cadastral polygon with every side length: 1,247 m², a 278 m perimeter, 42 numbered vertices. A tax map, not a boundary survey.
Page 14 of 99, River band: status to confirm: The mapped watercourse is 203 m away; the plot is outside the drawn 150 m band. The Comune must confirm its legal protection status.
Page 14 of 99 · River band: status to confirmThe mapped watercourse is 203 m away; the plot is outside the drawn 150 m band. The Comune must confirm its legal protection status.
Page 17 of 99, The land and its papers: The cadastral map shows no building on parcel 444, yet OpenStreetMap draws 37 m² of outlines on it; a further 169 m² lie on enclosed parcel 891. Four documents to request before you sign, starting with the CDU.
Page 17 of 99 · The land and its papersThe cadastral map shows no building on parcel 444, yet OpenStreetMap draws 37 m² of outlines on it; a further 169 m² lie on enclosed parcel 891. Four documents to request before you sign, starting with the CDU.
Page 31 of 99, Flood hazard areas: No mapped flood area touches the plot; the nearest, class P3, is 177 m away.
Page 31 of 99 · Flood hazard areasNo mapped flood area touches the plot; the nearest, class P3, is 177 m away.
Page 33 of 99, Landslide hazard on the plot: A moderate landslide hazard area (P1) of the basin plan covers 100.0% of the parcel, and the PAI dissesti in force gives the same class; the high class (P3) starts 860 m away.
Page 33 of 99 · Landslide hazard on the plotA moderate landslide hazard area (P1) of the basin plan covers 100.0% of the parcel, and the PAI dissesti in force gives the same class; the high class (P3) starts 860 m away.
Page 56 of 99, The road to the plot: Via Fontana runs 17 m from the boundary; the bus stop is 282 m away and the nearest shop 1.3 km, in a straight line.
Page 56 of 99 · The road to the plotVia Fontana runs 17 m from the boundary; the bus stop is 282 m away and the nearest shop 1.3 km, in a straight line.
Page 70 of 99, Contaminated sites: No registered site within 1 km. The nearest is 1.8 km away with its procedure closed; the nearest with an open procedure is 1.9 km away.
Page 70 of 99 · Contaminated sitesNo registered site within 1 km. The nearest is 1.8 km away with its procedure closed; the nearest with an open procedure is 1.9 km away.
Page 90 of 99, What we could not read: Eleven declared gaps, with the people who can close them. This page begins the list with ownership, ground strength, the district’s current flood plan and the vincolo idrogeologico.
Page 90 of 99 · What we could not readEleven declared gaps, with the people who can close them. This page begins the list with ownership, ground strength, the district’s current flood plan and the vincolo idrogeologico.
Page 97 of 99, Questions to ask, and whom: 11 questions for the Comune, notary, geometra or engineer and seller, each with the page it comes from.
Page 97 of 99 · Questions to ask, and whom11 questions for the Comune, notary, geometra or engineer and seller, each with the page it comes from.

What is in the 99 pages

From the contents page of the report, page 4. Each part opens with an assessment and goes on with the data pages it rests on.

  1. pp. 1–5OpeningCover, the summary in two pages, the contents and how to read the report.
  2. pp. 6–111. The plotLocation, aerial view, dimensions, historical photos and adjoining parcels.
  3. pp. 12–192. What you can buildProtected nature, river band status, Natura 2000 rules, landscape protection, papers to request, a conditional building footprint and town plan.
  4. pp. 20–293. The groundHeight, slope, towards the sea, permeability, geology, wells, radon and ground motion.
  5. pp. 30–364. Water, floods and landslidesFlood areas, heavy rain, landslide hazard and recorded slides, water bodies, waste water and groundwater.
  6. pp. 37–485. Earthquakes and other hazardsEarthquakes, shaking, the building and seismic zone, faults, tsunami, cavities, fires, microzonation and design inputs.
  7. pp. 49–546. The seaThe coast in front, the sea floor, shoreline change and bathing water.
  8. pp. 55–617. Access and servicesRoad, road strip and right of way, power lines, getting here, internet and public transport.
  9. pp. 62–738. The neighbourhoodServices, town and air, land cover and change, trees, built-over ground, industry, contaminated sites, noise, health care, schools and residents.
  10. pp. 74–829. ClimateThe year at the plot, heat, future climate, winter sun and shade, solar output, heating, snow and wind.
  11. pp. 83–8810. MoneyPurchase taxes and costs, which tax regime, first costs, payments before the deed and yearly taxes.
  12. pp. 89–99ClosingSite visit, data gaps, Comune contacts, checks before commitment, deed and works, questions and sources.

What you would check yourself, and what the report gives you

Eight checks a buyer usually makes before paying a deposit. Next to each, what the sample report says for this parcel.

CheckChecking it yourselfIn the sample report
Cadastre and visuraRequest the visura and the cadastral map extract from the Agenzia delle Entrate, then match sheet and parcel with the listing.The cadastral outline on the satellite photo and the parcel dimensions: 1,247 m² and a 278 m boundary (pp. 8–9). Five parcels share the boundary; the longest shared length, 90 m, is with parcel 445 (p. 11). The question to the notary about the historical visura is on p. 97.
Town plan (PRG or PUC)Find the Comune's plan and its rules, then ask the planning office for the CDU, which the Comune issues within 30 days.The town-plan zone remains unverified. Page 19 gives the CDU to request, the Comune’s general certified e-mail and four questions for the planning office.
Landslides and floods (PAI)Open the basin-plan maps on ISPRA IdroGEO or the district authority's viewer and find the parcel on them.A moderate landslide hazard area (P1) covers 100.0% of the parcel (p. 33); the nearest flood area is 177 m away (p. 31). The maps are on pp. 31–34; the geologist’s check before commitment is on p. 93.
Seismic zoneFind the Comune on the Civil Protection list of seismic zones and the plot on the INGV hazard map.Zone 2 on the list of 31 May 2025; at the plot the INGV shaking class is 0.125–0.150 g (pp. 40–41).
Landscape protectionCheck the Region's landscape plan and the Ministry of Culture's SITAP viewer, then measure the distance to rivers and the coast.The mapped watercourse is 203 m away and the plot is outside the drawn 150 m band; legal protection remains unconfirmed (p. 14). The landscape-protection check is on p. 16.
Usi civici (civic rights)Ask the Comune or the Region's usi civici office whether civic rights burden the land.The report does not check them; it lists them among the gaps (p. 91) and the checks before the deposit (pp. 93–94). The question goes to the Comune or the regional usi civici office.
AccessLook at the road on a map and drive it, then ask the Comune whether it is public and the notary whether a right of way exists.Via Fontana is 17 m from the boundary. No adjoining cadastral road strip was located; access rights and the route remain unverified (pp. 56–57).
Building permits and abusiAsk the Comune's building desk for the building file, usually through a geometra, and compare the approved plans with what stands on the land.Permits are not published online, so the report does not read them. Page 17 lists the four documents to request before you sign, including any earlier building applications on the parcel, and who issues them.

The report does not replace the notaio, the geometra or the Comune. It prepares the questions to take to them, each with the page it comes from.

Check your own parcel · €29