Renting and buying a flat

Who this page is for

For anyone renting or buying a flat or house in Georgia who wants to understand every step of the process.

The overall picture - cities, neighbourhoods and the choice between renting and buying - is on the main relocation page. Here is the practical sequence.

How we work

We are not an estate agency and we take no commission from sellers or landlords.

That means we never suggest a flat because someone is paying us - only because it matches your brief.

The search brief

The search starts with one page: budget, rooms, neighbourhood, term, pets, parking and what you will not compromise on.

The more precise the brief, the fewer wasted viewings.

We often adjust the brief after the first viewings, once you have seen real flats.

Where we search

Options come from online platforms, agents and owners directly.

Good flats often let quickly, sometimes before the listing is even published.

So we use every source and check new options every day.

A shared flat

For the first months some people choose a room in a shared flat, with other tenants.

In that case it matters especially who you sign the contract with and who is responsible for the utilities.

Even when renting a room, we recommend a written contract and your own key.

Agents' commission

Some agents ask the tenant or buyer for commission, others the owner.

This rule should always be clarified in advance, before the viewing, not on the day of signing.

If you choose an agent's option, we compare their terms with you.

The first shortlist

We check every option before a viewing: whether the photos are genuine, the address and the owner.

Only flats that pass this check go on to a viewing.

We usually send you a shortlist of several options, each with our notes.

The viewing day

We group viewings into one day, by neighbourhood, so that no time is lost on the road.

We record every flat with photos and a short note, so that you do not mix them up in the evening.

If you like one, we start talking to the owner the same day.

Viewing checklist: the flat

The hot water boiler, water pressure on the upper floor, the windows and the air conditioners.

Damp behind furniture, kitchen appliances, the washing machine and the sockets.

Mobile signal and internet, especially if you work from home.

Viewing checklist: the stairwell and the street

Whether the lift works, and the state of the stairwell.

Noise in the evening: a restaurant, a bar or building work nearby.

Parking, the distance to a shop and how steep the street is, if you have a pushchair.

Furniture and appliances

A furnished flat is convenient, but the furniture does not always suit your taste or needs.

Some owners agree to remove extra furniture or buy a new bed, if you ask before signing.

The contract should say who replaces a broken appliance and how quickly.

Questions for the landlord

Who pays for what: utilities, the association, internet, minor repairs.

How quickly they respond to a breakdown, and whether they can enter the flat without notice.

Why the previous tenant left, and how long they lived there.

A flat for a family with children

For living with small children, we check other details at a viewing too.

The height of the balcony railing, window locks, steep stairs and exposed sockets.

The owner fixes some things before you move in, if we write it into the contract.

Negotiation

Rent can often be negotiated, especially in return for a longer term or payment in advance.

Beyond the price, another term is often worth more: repairs before moving in, replacing furniture or allowing a pet.

Everything agreed goes into the contract, not only into a messenger chat.

The currency of the rent

Rent is often agreed in dollars or in lari, and the contract should state this unambiguously.

If payment is made in another currency, the exchange rule should also be written: which day and which rate.

It seems a small detail, until the exchange rate changes.

Contract clauses

The early exit rule: how much notice you give and what the penalty is.

Landlord visits, subletting, guests and pets.

Who repairs what, and how "normal wear and tear" is judged on leaving.

Who signs

The contract should be signed by the owner of the property or their authorised representative.

Often a relative lets the flat, and in that case we check the power of attorney.

We compare the owner with the registry extract, together with their identity document.

Proof of address

Some applications - to a bank, a school or for residence - need a document proving your address.

A written contract is often enough for this, a verbal agreement is not.

Some owners avoid a written contract, and we often turn such options down.

The handover report

On moving-in day we draw up a report: the inventory, the meter readings and any damage.

We record every room in photos, and both sides sign the report.

When you leave, this report is the strongest protection for your deposit.

Safety on moving in

When moving into a new flat, it is better to have the lock cylinder changed, because previous tenants may also have keys.

With a gas boiler we check the gas detector and ventilation.

We agree all of this with the owner, so that the contract is not breached.

During the tenancy

If something breaks, you notify the owner in writing, with a photo and a date.

If you have an arrangement with us, we handle the notice and the tradesperson.

In a dispute, a partner lawyer assesses the contract and the correspondence.

The owner sells the flat

Sometimes an owner decides to sell the flat during the tenancy.

How far the contract protects you in that case depends on its terms and on registration.

So in a long-term contract we write the rule for this case in advance, and sometimes register the lease in the registry as well.

Moving out

Before leaving, you notify the owner within the period set by the contract.

On the day you leave, we record the meter readings, compare the flat with the report and hand over the keys against a signed receipt.

The deposit return period and the deduction rules come from the contract, not from the owner's mood.

The purpose of buying

To live in, to let or for residence - each purpose calls for a different flat.

When buying to live in, the neighbourhood and daily comfort come first; when buying to let, demand and ease of management.

We write down the purpose in the first conversation, because every later step depends on it.

Budget and extra costs

Beyond the price, the budget should include registration, the lawyer, the inspection, renovation and furniture.

When buying in black or white frame, the cost and time of renovation are often misjudged.

We list every cost as a separate line before we start negotiating the price.

The resale market

You see a resale flat as it is, and you can often move in quickly.

Price negotiation on the resale market is often more flexible than with a developer.

On the other hand, the document history is longer and needs more checking.

Buying from a developer

A developer often offers a payment schedule and a price that depends on the construction stage.

The contract is often the developer's standard form, and it often protects the developer's interests.

A lawyer reads the contract before signing and proposes changes.

Deadlines on a building under construction

The most common risk is a missed deadline.

The contract should state the completion date, a penalty for delay and what happens if construction stops.

We visit the developer's earlier projects on site, to compare their promises with reality.

Apart-hotels

In Batumi and at resorts, apart-hotel units are often sold with a management company.

Such offers often mention a "guaranteed income", whose terms need careful reading.

We do not promise any income, and a lawyer checks the management contract before the purchase.

A house with land

You buy a house together with its land, and the land category is decisive.

Special restrictions apply to foreigners for agricultural land.

So a lawyer always checks a village house before the purchase, and sometimes a different structure is better.

Negotiating the price

We start negotiating the price only after the inspection, because any defect found is an argument.

We compare real prices of similar flats, not just listings.

We record the agreed price and terms in writing before you pay the earnest deposit.

Floor area

The area stated in a listing does not always match the area registered in the registry.

Sometimes a listing counts a balcony or terrace as full floor area, sometimes a new extension that is not in the registry.

We compare the price using the registered area, and use any difference as a negotiating argument.

The earnest deposit and preliminary agreement

The earnest deposit confirms the deal, and its rules are set by law.

The amount, the deadline and what happens if either side changes their mind should be in writing.

You pay the earnest deposit only once the registry extract and the owner have been checked.

The sale contract

The sale contract is often in simple written form, and a notary is not always required.

The contract must describe the property, the price, the payment method and the handover day precisely.

A bilingual text helps you understand every clause.

Registration

Ownership passes by registration in the public registry, and the application is often made at the House of Justice.

The registration time depends on the service chosen, and it can be expedited.

After registration we obtain a new extract showing you as the owner.

Handover and utilities

On handover day we record the keys, the meter readings and the inventory.

We transfer the utility accounts into your name and check for earlier debts.

We inform the association of the new owner and send you its rules.

Buying remotely

If you cannot come to Georgia, you can buy under a notarised power of attorney.

We report every stage with video and photos, and you make the payment yourself.

We draft the power of attorney with limited powers: only for buying this property.

A mortgage for a foreigner

Some Georgian banks give mortgages to foreigners, under their own rules.

Proof of income and a down payment are often needed.

We clarify the bank's terms before the sale contract, so that the earnest deposit is not lost.

Taxes for owners

Owning and letting property has a tax side.

Rental income is taxed, and in some cases property tax also applies.

An accountant checks this for your situation and prepares the return.

Letting after you buy

If you buy a flat to let, a tenant has to be found and someone has to manage the flat.

Short-term and long-term letting are entirely different businesses.

We explain management on the property management page.

Selling in future

When buying, it is worth thinking about how easy the flat will be to sell later.

The neighbourhood, floor, view and state of the building determine how fast it sells.

An accountant checks the tax consequences of a sale, depending on how long you owned it.

Timing

Finding a rental often takes from a few days to a few weeks.

Buying a resale flat, from inspection to registration, often takes a few weeks.

With new construction, the time depends on the developer's schedule.

Common mistakes

Paying the earnest deposit before the registry extract is checked.

A developer's contract that nobody read to the end.

Rent whose currency and exchange rate are not in the contract.

What we need from you

The brief: budget, neighbourhood, rooms, term and purpose.

When you arrive and whether you can attend viewings.

When buying - how you will pay and whether you need a mortgage.

Cost

The owner sets the rent and the property price, and you pay them directly.

The registration fee is official, the lawyer and engineer are separate lines.

Our service is agreed in advance, and we take no commission from the seller.