Restoring a derelict building: a sustainable investment.
Our vast countryside is rich in history and culture, though this is all too often hidden or forgotten. The many abandoned buildings and dilapidated (and dangerous) ruins stand as silent witnesses to this. On closer inspection, behind a pile of stones, one discovers fine, refined architecture which, due to the neglect of the countryside, is becoming increasingly rare.
Restoring a ruin is a sound, sustainable and even cost-effective choice. Today, let’s explore together how to restore a ruin, the tax relief available and the basics to ensure this worthwhile building project is carried out successfully.
Beneath those ruins, a noble way of living
The allure of ruins does not strike everyone. One of the first to recognise the powerful evocative force of ruins was Giovanni Battista Piranesi. In the 18th century, he realised that to highlight the magnificence of the Roman Empire, he had to depict its buildings in ruins. In ruins, the work of man is softened and smoothed by time and, having shed all pretension, returns to being nature.
If all that glitters is not gold, then surely the opposite must be true!
Everything in its place
To restore a derelict building, one must be attuned to the nobility inherent in an ancient structure – one that is wise, patient and enduring, capable of withstanding earthquakes and inclement weather.
As there were no lorries or concrete mixers, every single stone was laid by hand in the best possible position; every form was dictated by utilitas, firmitas and venustas.
Restoring a ruin is like caring for a wise elder, the guardian of skilful building techniques and of our forebears.
Nor is the orientation of the building or the layout of the rooms ever left to chance: they are designed to enhance living comfort. For example, residential buildings are rarely found on the northern side of a valley, which is the coldest and dampest side.
A conservative restoration, but one with plenty of character
The best approach is (sometimes) also the simplest.
Although the prevailing view is that demolition and reconstruction are needed to bring the building up to modern technological standards, in many cases far fewer works are required to restore a derelict building. The preferred approach to renovating a derelict building is conservative restoration. Therefore, the work we carry out has the simple aim of restoring and preserving the form and function of our building.
A prime example is the Dimora delle Balze. It is an ancient 19th-century estate in the municipality of Noto (Syracuse). Built by a noble family from Palazzolo Acreide, after 50 years of neglect it has been restored to its former glory thanks to a meticulous conservative restoration.
The key to successfully restoring this country house lies in the contrasting combination of unique pieces, vintage elements and contemporary design, set against the peeling walls, original floors and plasterwork of the noble estate.
How to identify a derelict building suitable for restoration
Let’s look at a practical example to help you take the first steps towards restoring a derelict building. Whilst out for a walk in the countryside, a beautiful abandoned farmhouse has caught your eye and you’re thinking of starting a renovation project. So, what should you do?
To locate any property, the quickest and easiest way is to carry out a search in the land registry. There are three ways to do this: you can visit the land registry geoportal and search for the identification number of your potential derelict property to be restored yourself; or you can go to the relevant local office of the Revenue Agency; or, the quickest and cheapest option, is to contact a professional (who may be an architect, a surveyor or an engineer) and request a land registry extract. The professional will simply need to know the location of the property. They will be able to tell you who the property is registered to, so that you can trace the owners and know who to approach with your proposals.
You can also request a cadastral search via our online service.
Abandoned buildings: what are dilapidated properties?
The land registry extract also reveals a property’s intended use, as indicated by its cadastral category. An abandoned ruin is usually registered under category F/2, which denotes a dilapidated building.
Category F/2 refers to a building, either in its entirety or in part, which is unable to generate any income due to a significant state of disrepair. The dilapidated building is neither habitable nor accessible. The restoration of a dilapidated building is therefore not possible through routine maintenance alone; much more extensive structural works are also required.
Let’s take a look at a brief, non-exhaustive list of the most common types of work involved in restoring a dilapidated building or a ruin.
How much does it cost to restore a derelict building?
It is not easy to find a reliable average price for the restoration of a derelict building. Nevertheless, let’s try to get a general idea of the main types of work involved and their associated costs.
Here, then, are the average prices in Italy for the most extensive works – which are very often unavoidable when restoring a derelict building.
- Reinforcement of brick or rubble foundation structures: 800 euros per cubic metre
- Restoration of masonry against the ground: 70 euros per m³
- Restoration of above-ground structures: 130 euros per cubic metre
- Reinforcement of vaulted structures: from 100 euros per cubic metre, depending on the work required.
- Dehumidification and restoration work: from 50 euros per square metre upwards
- New roof structure: 1,800 euros per cubic metre
- Roofing: 150 euros per square metre
Please bear in mind, however, that each case must be carefully assessed by experts. For professional advice, please contact us.
The planning process involved in building renovation projects should not be underestimated. For example, to renovate a derelict building, one must be able to demonstrate that the building was complete before it fell into a state of disrepair. Only then will it be possible to submit a SCIA for a building renovation project.
But there’s nothing to worry about! There are plenty of substantial tax relief schemes available for building renovation projects.
110% Superbonus: a home is born from a ruin
For many years now, it has been possible to claim tax relief on the majority of building works. However, from 1 July 2020 until 30 June 2022, the relief rate has been increased to 110 per cent. Eligible works include building renovations aimed at improving energy efficiency and seismic retrofitting or upgrading. The relevant legislation is Decree–Law No. 34/2020 (the so-called ‘Relaunch Decree’), specifically Article 119.
Unfortunately, to restore a dilapidated building, we will have to rule out the ‘ecobonus’ (energy efficiency measures), as it is highly likely that it does not meet certain eligibility criteria. However, we will be able to make use of the seismic bonus, as also clarified by the Italian Revenue Agency in its response to ruling number 17 of 7 January 2021.
But there is one rule you should bear in mind:
“This possibility, however, is subject to the condition that the administrative order authorising the works clearly states the change of use of the building, which was not originally residential, and that all other conditions are met and all the formalities required by the preferential legislation are carried out.”
Restoring a ruin is a small step towards reviving the history of the whole village, and restoring the dignity our landscapes deserve – landscapes rich in history and culture.
If you have any queries or would like to know more, please leave a comment or send us a private message.
Architecture is part of our way of life.
P.S. Selling your house? Are you an architect looking to showcase your latest project? For professional and breathtaking architectural photography, we turn to Roberto Celestri, a videographer from Noto (SR), born in 2000, who already has numerous major collaborations and artistic experiences to his name.