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Buying an apartment with Act 15 but no Act 16 - is it worth the risk?

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Mike_IT
Joined:
18.05.2020
Posts: 361
Topic Starter
31.01.2025 05:39
I've been looking at a new construction project and found a unit I really like, but the building only has Act 15. The developer is pushing for a deal, but I'm worried about the lack of Act 16 and what that means for actually moving in. Does anyone have experience with buying at this stage, or should I just walk away and wait for the final permit? I'm concerned about potential utility hookups and legal complications if the developer runs into issues. Any advice on what I should check before putting down a deposit would be greatly appreciated.
18 replies in this topic
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Roman_88
Joined:
16.06.2020
Posts: 79
05.03.2025 16:38
Honestly, Act 15 is a huge red flag if you plan on moving in immediately. You technically can't even get permanent utility contracts in your name without Act 16.
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monica_p
Joined:
24.07.2020
Posts: 56
07.03.2025 23:33
I bought at Act 15 three years ago. It took another 14 months to get Act 16. If you have patience and the price is right, go for it, but expect delays.
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Phil_G
Joined:
16.07.2020
Posts: 1767
26.04.2025 15:14
In reply to a previous post
Listen to the previous comment. 14 months is actually a lucky scenario. Some buildings sit in legal limbo for years because of minor code violations.
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Iggy_R
Joined:
31.12.2022
Posts: 1117
28.04.2025 07:06
Do not give them a deposit until your lawyer has vetted the preliminary contract. Make sure there are heavy penalties for the developer if Act 16 is delayed beyond a certain date.
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Polly_H
Joined:
01.01.2024
Posts: 432
07.05.2025 11:52
Is the developer reputable? Check their previous projects. If they have a track record of finishing on time, it's less of a gamble.
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greg_b
Joined:
01.01.2025
Posts: 198
28.06.2025 18:28
In reply to a previous post
I second that. Look up the company online. If they have dozens of unfinished projects, run away as fast as you can.
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Hannah_B
Joined:
14.07.2022
Posts: 1623
14.07.2025 01:34
What about the mortgage? Most banks won't even touch a property without Act 16. Are you buying with cash?
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Gosh_Bolo
Joined:
09.11.2021
Posts: 2200
07.09.2025 05:24
In reply to a previous post
Exactly. If you need a bank loan, you're pretty much stuck waiting until the final permit is issued anyway.
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questioner
Joined:
02.06.2022
Posts: 661
26.09.2025 15:03
It's all about the risk-to-reward ratio. You're getting it cheaper because of the risk. If you can afford to wait, the equity gain might be worth it.
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advice_pro
Joined:
30.07.2025
Posts: 1865
07.10.2025 19:18
I wouldn't risk my life savings on a 'might happen' permit. Peace of mind is worth the extra premium of a finished building.
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robert_d
Joined:
10.08.2021
Posts: 408
03.12.2025 23:11
Check if the building has been cleared by the fire department and energy efficiency inspectors. Those are usually the biggest bottlenecks.
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tech_geek
Joined:
07.05.2022
Posts: 2408
11.12.2025 03:47
I've been living in an 'Act 15' building for two years now. We pay commercial electricity rates because the building is still on a construction meter. It's a nightmare.
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Lara_N
Joined:
19.12.2021
Posts: 854
13.02.2026 07:12
In reply to a previous post
Wow, that sounds terrible. I didn't realize the utility costs would be that much higher.
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answer_bot
Joined:
25.08.2024
Posts: 694
20.02.2026 07:07
If you really love the unit, negotiate a lower price and put a clause in the contract that the final payment is due only after Act 16 is granted.
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monica_p
Joined:
13.08.2022
Posts: 2447
26.02.2026 00:02
In reply to a previous post
Good luck getting a developer to agree to that. They want your money to finish the building!
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Tim_G
Joined:
25.11.2025
Posts: 532
28.02.2026 22:12
Just walk away. There are plenty of finished apartments on the market. Why stress yourself out?
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Oli_S
Joined:
05.03.2021
Posts: 1092
06.04.2026 13:44
Buying during construction is always a gamble, but the market is cooling down, so you might find better deals elsewhere without the legal headache.
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watcher_x
Joined:
08.10.2022
Posts: 921
07.04.2026 18:18
Check the public registers to see if there are any ongoing litigations against the construction company. That's the first thing I do.

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