Armenia Due Diligence Checklist for Buyers

1. Confirm legal title and full chain of ownership (Kadastri Teghekank)

Start with the official extract (Kadastri Teghekank) from Armenia's State Cadastre Committee. This document confirms the registered owner, parcel boundaries, and key property data; it is the baseline proof that the seller has legal title to transfer.

What to verify in the title chain:

• Chain of title: Review prior transfers to detect breaks or unregistered inheritances that could lead to disputes.
• Seller's authority: If selling via power of attorney or as a corporate representative, confirm authority documents and consistency with the register.
• Co-ownership: Check whether the asset is jointly owned and whether spousal or co-owner consent is required for sale.

How to verify title efficiently

1. Request the current Kadastri Teghekank and historical extracts from the Cadastre (online or in person).
2. Match the seller's ID/company records to the registered owner and check any powers of attorney against the register.
3. Cross-check the property plan with on-site boundaries to identify discrepancies before contract signing.

2. Search for encumbrances: mortgages, liens, easements and servitudes

Encumbrances limit your rights or add hidden liabilities. Typical entries include mortgages, judicial liens, easements/servitudes, and other third‑party rights. These should be cleared, released at closing, or reflected in price and contract terms.

• Mortgage/pledge: Confirm lender details and outstanding balance; arrange discharge on or before closing.
• Liens/court orders: Check for judicial encumbrances or seizure prohibitions that would block transfer.
• Easements/servitudes: Identify rights of way, utility easements, or use restrictions that affect development or privacy.

How to check encumbrances

1. Order an encumbrance search/extract from the Cadastre; verify all entries and their legal effect.
2. Obtain payoff letters or release deeds for mortgages; condition closing on registration of releases.
3. Address servitudes in the contract and site plan to avoid future disputes.

3. Verify building permits, zoning classification and future development restrictions

Unauthorized construction or use can trigger administrative penalties, costly retroactive permitting, or even demolition orders. Always confirm that all required construction and occupancy permits exist and that zoning allows your intended use.

• Building/renovation permits: Ask for permit numbers, approved drawings, and final inspection/occupancy documents where applicable.
• Zoning classification: Verify current zoning and any overlays or protected zones affecting height, density, or use.
• Future development: Check municipal plans and neighboring land-use that could impact views, access, or value.

Practical steps

1. Request copies of all permits and the occupancy certificate; match them to the built reality via a site visit.
2. Confirm zoning with the municipality; document any variances or nonconformities in the purchase agreement.

4. Check land‑use category and foreign‑ownership limits (including agricultural land prohibition)

Land-use category dictates what you can do with the property and whether you can own it at all as a foreigner. Under Armenia's Land Code, foreign individuals generally cannot own land, with agricultural land specifically off-limits; structures (e.g., apartments) are not the same as land ownership. Confirm the exact land category and buyer eligibility before contracting.

• Land category: Verify whether the parcel is agricultural, residential, industrial, or mixed-use via the Cadastre extract and municipal records.
• Foreign ownership: Assess your ownership route (e.g., corporate structures or long-term leases) where direct ownership is restricted.

5. Assess seismic and structural safety and code compliance

Armenia sits in a high seismic-risk zone. The State Committee for Urban Development reported that about 70% of buildings did not comply with seismic standards, underscoring the urgency of structural due diligence.

• Commission an independent structural and seismic review by a qualified engineer, especially for older or modified buildings.
• Verify compliance with applicable seismic norms and request evidence of any retrofitting or strengthening works.
• Tie technical findings to contract conditions (price adjustments, repairs before closing, or walk-away rights).

Construction quality and finishes: what to check

• Structure and envelope: evidence of cracks, settlement, waterproofing and insulation quality.
• MEP systems: electrical safety, plumbing pressure/drainage, heating/ventilation performance, and documented service history where available.
• Interior finishes: moisture stains, tile alignment, window/door seals, acoustic performance; request warranties for appliances/fixtures if included.

Quick buyer checklist (documents and who provides them)

What to verify	Where to obtain / Who checks	Reference
Kadastri Teghekank (title & plan)	State Cadastre	Cadastre Committee
Encumbrances (mortgage, liens, servitudes)	State Cadastre search	State Cadastre
Building & occupancy permits	Seller + municipality records	Municipality
Land-use category	Cadastre extract	Cadastre Committee
Foreign ownership eligibility	Legal review	Land Code
Seismic/structural report	Independent engineer	Engineer Report