The land registry extract, enforcement proceedings, pre-emption rights, the owners' association's finances and hidden building defects. A practical guide to checking a flat or house before you sign anything or pay a deposit.
Checking a property before you buy has two parts: legal and technical. The legal check starts with an extract from the Land Registry (katastr nemovitostí). It then covers enforcement proceedings, insolvency and pre-emption rights, and for a flat, the finances of the owners' association. The technical check means inspecting the condition of the building with a specialist and reviewing the building documentation. Do both before you sign a reservation agreement or pay a deposit.
Why the checks belong before the reservation, not after it
Reservation agreements are often signed quickly so that the buyer does not lose the property. They usually come with a reservation deposit and a contractual penalty if you withdraw from the purchase. If you find a defect only after signing, the wording of the agreement decides whether you lose the deposit. It makes more sense to do things the other way round. A basic legal check takes a few hours, and a technical inspection can usually be arranged within a few days. If you do want to reserve first, make sure the agreement states explicitly that the deposit will be refunded if the checks reveal a mortgage, a dispute, an unauthorised building or a serious technical defect.
The Land Registry extract step by step: owner, mortgages, pending entries and easements
Start with the free online application Nahlížení do katastru nemovitostí, run by the Czech Office for Surveying, Mapping and Cadastre (ČÚZK). You can search for the property by plot, building, unit or title deed number (list vlastnictví) and see what is recorded on the title deed. What you see on screen is for information only, though. It is not an official document. For a certified extract, go to a Czech POINT office or a Land Registry branch. The first page costs CZK 100 and each further page CZK 50. Ordering it shortly before you sign the purchase agreement is usually enough.
Read the title deed section by section:
- Section A: who owns the property and in what share. Check these details against the seller and their proof of identity. If the property is co-owned or held in community property of spouses (společné jmění manželů), all owners must sign the purchase agreement.
- Section B: what the property consists of, i.e. the plots, the building, or the unit with its share in the common parts of the building. Make sure that the land under the house and the access road are transferred with the property.
- Section B1: rights that belong to the property, such as a right of way across a neighbouring plot.
- Section C: mortgages, easements (věcná břemena), pre-emption rights, prohibitions on transfer and other encumbrances. This is where you look for anything that would pass to you with the purchase.
- Section D: notes and other information, for example about enforcement proceedings, insolvency or litigation.
Watch out for what is known as a ‘plomba’. It means that proceedings to change the registry entry are under way for the property, such as a transfer to another buyer or the registration of a new mortgage. Until those proceedings are complete, the details on the title deed may not be accurate. If you see a plomba, find out the case number and the reason for it. Do not sign anything without a clear explanation. A mortgage in favour of a bank does not in itself make the transaction risky. It must be clearly agreed, though, how it will be repaid from the purchase price and when it will be removed from the register. This is usually handled through an escrow account held by a lawyer or notary (advokátní nebo notářská úschova).
Enforcement proceedings, insolvency and pre-emption rights: where to look
Enforcement proceedings (exekuce) may not appear in the Land Registry straight away. So check the seller in the Central Register of Enforcement Proceedings (Centrální evidence exekucí), kept by the Czech Chamber of Enforcement Officers. Without registration, a basic extract on its website costs CZK 60, and the details of a specific case another CZK 60. The Insolvency Register on the Ministry of Justice website lets you check free of charge whether the seller is insolvent, because a debtor in insolvency cannot freely transfer their assets. If the seller is a company, also check the Commercial Register to see who is authorised to act on its behalf, and read through the collection of documents (sbírka listin).
Pre-emption rights are either contractual and recorded in the Land Registry, or they arise directly from the law. Under the Civil Code, co-owners have a pre-emption right in particular where the co-ownership came about through inheritance or another event they could not influence. A transitional provision of the Code also gives a mutual pre-emption right to the owner of a plot and the owner of a building that is not part of that plot. Typical cases are garages or older houses standing on someone else's land. If you overlook such a right, the person entitled to it may later demand that the property be transferred to them.
A flat in an owners' association: articles, repair fund, planned investments and meeting minutes
When you buy a flat, you also buy a share in the whole building, and with it a share in its future costs. Ask for the articles of the owners' association (společenství vlastníků jednotek, SVJ), the latest financial statements, the amount of the contribution to the repair fund and the fund's current balance. Ask for the minutes of the owners' meetings for at least the last two to three years as well. The minutes will tell you whether the building faces a new roof, lift or insulation, and whether this will be paid for with a loan or with extraordinary contributions. Find out, too, whether the association is involved in any litigation or has owners in arrears. Ask the seller for confirmation from the building manager that there are no debts on the flat relating to the management of the building. If the building is owned by a housing cooperative (družstvo), you are not buying a flat but a share in the cooperative. In that case you need to check the cooperative's articles and finances.
Technical inspection and building documentation
A freshly painted flat or a newly renovated house can hide defects you will not see at first glance. During an inspection, a surveyor will usually measure moisture in the walls and use a thermal camera to check for thermal bridges and heat loss. They will examine cracks for structural implications and assess the electrical installation, water supply, drainage and heating. For a house, they will also look at the roof structure, roof covering, flashings and guttering, and rainwater drainage. In older houses, the basement and damp-proofing are important. In flats in prefabricated panel buildings, look at the condition of the risers and any alterations to load-bearing walls. A written report with photographs and an estimate of repair costs can also help you negotiate the price.
Ask the seller for the project documentation, the occupancy permit (kolaudační rozhodnutí) or consent to use (souhlas s užíváním), and documents relating to any later alterations. Check whether the actual condition of the property matches the documentation. Converted attic living space, merged flats, extensions, conservatories or removed partition walls sometimes lack the necessary permits. Liability for unauthorised construction passes to the new owner. Retrospective approval can be costly and uncertain, and in extreme cases the structure may have to be removed. Problems with the documentation can also complicate the bank's valuation of the property and the approval of a mortgage. If documentation is missing, check the situation with the building authority (stavební úřad).
What to watch out for when buying from abroad
A foreign national can buy a flat or house in the Czech Republic on the same terms as a Czech citizen. For agricultural land, however, a reciprocity rule has applied since July 2024: buyers from countries outside the EU, the EEA and Switzerland may not be permitted to acquire it if their country does not grant the same right to Czech citizens. The exemptions have changed recently, so check the current wording of the law and the classification of the specific plot with a lawyer. If you are buying remotely, expect to need a power of attorney with an officially certified signature, often an apostille or superlegalisation for foreign documents, and an official translation. Under anti-money laundering rules, the lawyer, notary and bank will all ask you for proof of identity and evidence of the source of funds. Never send the purchase price directly to the seller before registration in the Land Register. Use an escrow service and verify the account number by telephone, as fraudulent emails with altered account details are not uncommon.
How much legal and technical due diligence costs and when it is worth it
According to published price lists, a technical survey of a flat costs roughly CZK 5,000 to 15,000. If the surveyor simply walks through the flat with you and gives a verbal assessment, it will cost a few thousand. A more detailed inspection with measurements and a written report usually costs around CZK 10,000. For family houses and more extensive surveys including an estimate of repair costs, the price may exceed CZK 30,000. Lawyers do not have a fixed tariff for legal due diligence, the purchase contract and escrow; the price varies with the scope of the case, and a single fee for the whole package can often be agreed. For premium properties, this represents a small fraction of the purchase price. These services are always worthwhile when you are buying an older house, a renovated flat, a co-ownership share, a property from a company or at auction, or when you see a pending-change notice (plomba) or a mortgage charge in the Land Register.
Frequently asked questions
Is the free online Land Register lookup enough? For an initial overview, yes. Before signing the purchase contract, however, always obtain a fresh official extract and check that no pending-change notice or new entry has appeared on the property in the meantime.
Who pays for the technical survey? Usually the buyer, as it serves to protect their interests. The seller should give the surveyor access to all areas, including the cellar, loft and roof; otherwise the survey has little value.
Can I ask for a price reduction after the survey? You can. A written report with an estimate of repair costs is a good basis for negotiation. You can also explicitly list the identified defects in the purchase contract, together with how they will be dealt with.
This article explains general principles and does not replace legal or tax advice. Have the specific transaction checked by a lawyer and, where appropriate, a tax adviser. DALILE LIVING can help you arrange due diligence on your chosen property, a technical survey and the entire purchase process through to registration in the Land Register.
Sources
- Czech POINT – Metodika: výpis z katastru nemovitostí (2026)
- Centrální evidence exekucí – Exekutorská komora ČR
- Profipravo.cz – Předkupní právo spoluvlastníka po novele č. 163/2020 Sb.
- epravo.cz – Vzájemné předkupní právo vlastníka pozemku a stavby
- AK Šmarda – Prodej pozemku (půdy) a omezení pro cizince
- Stavnemovitosti.cz – Ceník inspekce nemovitostí
- Inspekcepredkoupi.cz – Inspekce nemovitosti, ceník 2026
