The Italians have a simple approach to authority – what is not expressly forbidden, is permitted.  And even when something is prohibited, there is often an Italian way round it…

That notwithstanding, there are some unbreakable rules.  Regional laws prevent you making any significant structural changes to a traditional house in a designated green zone.  While this can be an irritation – and requires some forethought as to the size and purpose of the property you may eventually decide on – it serves to protect your investment:  you do not have to fear that the view you fell in love with will one day be marred by a new development or ugly additions to a neighbour’s picturesque barn.  New buildings, annexes – permanent structures of any kind – are therefore not possible.

When you purchase your property, you acquire the right to rebuild it within its former confines and to its former state.  So, even if a ruined outbuilding were no higher than one or two courses of brick, you would be able to rebuild it to the dimensions shown on municipal records. Conversely, a two-storey house could not be rebuilt as a bungalow, even if the floor area were the same size.  A natural stone-built casa colonica must be rebuilt using traditional, local materials – glass and concrete would not be acceptable.  In the Marche, one must always observe ‘tipologia marchegiana’:  this means using/re-using traditional building materials using traditional building methods.

Within these limitations, however, certain changes pose no real problem.  The number and position of fireplaces are not subject to regulation. Windows may be enlarged or re-opened; small stable windows may be replaced with French windows.  The internal layout may be redesigned, although we advise against bothering the municipal authorities with the finer details of what you intend.  As far as we are aware, local authorities have never refused planning permission for a swimming pool.  And even the most rigid municipality can have no objection to a ‘fire-extinguishing pond’ (!)n

Official permission to convert, for example, a stable block into a guest apartment, necessities paperwork – often lots of it – and the payment of a municipal fee, which can sometimes be quite expensive.  By far a better way round this is to appoint an officially recognised geometra as the overseer of the conversion project.  This automatically ensures that the local requirements are met, approvals given and paperwork submitted.  The finished result is an official record with prescribed (new) room dimensions, number of windows etc, and you have avoided the hassle of having to do it yourself.  If no major structural changes are necessary, the geometra will submit a ‘denuncia del inizio attività’ (DIA) to the municipality instead of a ‘progetto’ that requires official approval.  The DIA is a shortened licensing procedure and it means that the geometra takes on the responsibility for compliance with municipality regulations.  Work can commence in as little as three weeks after the submission of the DIA.