Buying real estate in Georgia at the foundation stage is always an investment in the future. The first thing to do is to check the developer, the property, and the contract. GPI only works with verified developers in Georgia, but we always advise our clients to exercise reasonable caution.
Our in‑house lawyer emphasises:
"Investor promises, beautiful pictures, stunning renders — none of these guarantee that you will get the promised result. Check the developer, the property, and the purchase contract. We never get tired of saying this."
We share practical advice and real‑life case studies
Our in‑house lawyer emphasises:
"Investor promises, beautiful pictures, stunning renders — none of these guarantee that you will get the promised result. Check the developer, the property, and the purchase contract. We never get tired of saying this."
We share practical advice and real‑life case studies
Who Most Often Ends Up in Difficult Situations with New Builds in Georgia?
According to our lawyer, it is almost always those who bought on their own, under the influence of the moment, without professional support.
"A developer's sales department is focused on selling a specific property," he comments. "There is no market analysis, no alternative offers. Maybe it really is the best property for that investor, and after studying the market they might come back to it. But they won't hear any other opinion in the sales office."
First‑time purchases are especially emotional. You arrive in Georgia, like everything, you are given a beautiful presentation — and you sign a preliminary purchase agreement. Then, some time later, you discover that deadlines are constantly being pushed back or construction has frozen. That is when the question arises: how to get your money back if the developer has not completed the building?
"A developer's sales department is focused on selling a specific property," he comments. "There is no market analysis, no alternative offers. Maybe it really is the best property for that investor, and after studying the market they might come back to it. But they won't hear any other opinion in the sales office."
First‑time purchases are especially emotional. You arrive in Georgia, like everything, you are given a beautiful presentation — and you sign a preliminary purchase agreement. Then, some time later, you discover that deadlines are constantly being pushed back or construction has frozen. That is when the question arises: how to get your money back if the developer has not completed the building?
Contracts Have Improved, but Don't Relax Yet
As of 2026, requirements for developers have become stricter, and purchase contracts have become more transparent — partly thanks to lawyers who help remove one‑sided clauses.
"In the past, contracts were skewed in favour of the developer: he could do anything, the buyer was only obliged to pay. Now joint liability appears and penalty clauses are included," the lawyer notes.
However, the main problem — construction deadlines — remains. You need to be prepared for that.
"In the past, contracts were skewed in favour of the developer: he could do anything, the buyer was only obliged to pay. Now joint liability appears and penalty clauses are included," the lawyer notes.
However, the main problem — construction deadlines — remains. You need to be prepared for that.
Construction of a House in Georgia Is Delayed: What to Do?
Delays happen on the Georgian market. A shift of six months to a year should not cause panic. The full opening of all infrastructure (fitness centre, shops, lobby) can take up to two years after you receive the keys.
When should you start worrying? Do not wait for the official completion date. Monitor the construction progress from the very beginning. If you see that the project is not moving forward and deadlines are clearly not being met — it is time to start communicating with the developer.
When should you start worrying? Do not wait for the official completion date. Monitor the construction progress from the very beginning. If you see that the project is not moving forward and deadlines are clearly not being met — it is time to start communicating with the developer.
First Steps in Case of Delay: Claim and Negotiations
What should you do if a year has passed and the building is still not finished? How to get your money back from an unfinished property — or at least influence the situation?
According to the lawyer, developers are much more willing to negotiate when they receive an official claim. Reputational costs often matter more to them than litigation.
- Review the contract. Check whether the developer's liability for missed deadlines is specified. Ideally, there should be separate liability for completion of construction and for commissioning.
- Send a written claim to the developer in Georgia. Follow the format stipulated in the contract (email, SMS, postal mail). Without an official claim, penalty clauses may not be triggered.
- Communicate in a businesslike manner. Do not give in to emotions, keep a professional tone.
According to the lawyer, developers are much more willing to negotiate when they receive an official claim. Reputational costs often matter more to them than litigation.
Lawsuits Against Developers in Georgia: Independent but Slow
It is important to understand: the judicial system in Georgia is independent. Developers do not bribe judges — we have no such cases in our practice. Neither we nor our partners have ever encountered a situation where a developer tried to influence the court through informal channels.
The main problem with Georgia's judicial system is not a lack of independence, but the enormous timeframes. From filing a lawsuit to the first hearing can take a year or more. In particularly complex cases, the process can stretch to two, three, or even four years.
The state court fee for suing a developer in the real estate sector in Georgia is approximately 3,000 GEL (about $1,000). So if you are wondering, "is it worth going to court if I have only paid a small amount?" — first calculate how much you have already paid in down payment and monthly instalments.
The main problem with Georgia's judicial system is not a lack of independence, but the enormous timeframes. From filing a lawsuit to the first hearing can take a year or more. In particularly complex cases, the process can stretch to two, three, or even four years.
The state court fee for suing a developer in the real estate sector in Georgia is approximately 3,000 GEL (about $1,000). So if you are wondering, "is it worth going to court if I have only paid a small amount?" — first calculate how much you have already paid in down payment and monthly instalments.
What to Do If the Building Is Completed but the Quality of Finishing in a Georgian New Build Is Poor?
This is one of the most common problems: the building is finished, but the finishing leaves much to be desired. The developer demands that you sign an acceptance certificate — without it you will not receive the keys or register ownership.
How to document defects when accepting an apartment in Georgia — the right strategy from our lawyer:
In most cases, developers cooperate and fix the defects — especially if you are working through a professional agency. The matter usually does not go to court; negotiation and professional documentation of defects are enough to resolve the issue.
How to document defects when accepting an apartment in Georgia — the right strategy from our lawyer:
- Do not sign the certificate without an inspection. Bring a technical specialist who will record all defects with photos and videos.
- Send the developer an inspection report with comments. They are obliged to fix the defects. If they refuse, that is grounds for a claim.
- Document any pressure. Keep records of correspondence if the developer insists that you sign the certificate without noting any defects.
In most cases, developers cooperate and fix the defects — especially if you are working through a professional agency. The matter usually does not go to court; negotiation and professional documentation of defects are enough to resolve the issue.
Can You Sell an Apartment in an Unfinished Building in Georgia?
Legally — yes. Such properties can be sold, gifted, or rented out. Banks also often provide mortgages for new builds in Georgia if the building has a finished facade, working lifts, electricity, and water. They do not always require a commissioning certificate.
The question is your personal tolerance for technical risks: does the building meet construction standards, is it safe to live in? Many people choose this option precisely to enter a project at a more favourable price.
The question is your personal tolerance for technical risks: does the building meet construction standards, is it safe to live in? Many people choose this option precisely to enter a project at a more favourable price.
The Lawyer's Main Advice: Don't Wait — Act Preventively
It is better to come to us at the contract signing stage or when you first feel that something is wrong. Our lawyers will review the document, identify hidden risks, explain what can be fixed and what you might have to accept. You will get the full picture before you put your signature on the page.
If you are buying real estate in Georgia — whether a new build under construction or a completed property — remember the golden rule: never sign a contract without professional review.
Even if the developer seems reliable, even if the project looks perfect, even if you are eager to lock in the price — stop. Any real estate purchase contract in Georgia may contain clauses that could cause serious problems later: hidden penalties, one‑sided liability, vague deadlines.
If you are unsure about a property in Georgia or want to have a contract reviewed before signing — contact us. We will check the contract, highlight the risks, and help you make the right decision.
If you are buying real estate in Georgia — whether a new build under construction or a completed property — remember the golden rule: never sign a contract without professional review.
Even if the developer seems reliable, even if the project looks perfect, even if you are eager to lock in the price — stop. Any real estate purchase contract in Georgia may contain clauses that could cause serious problems later: hidden penalties, one‑sided liability, vague deadlines.
If you are unsure about a property in Georgia or want to have a contract reviewed before signing — contact us. We will check the contract, highlight the risks, and help you make the right decision.