Buying an apartment in Tbilisi: a practical inspection checklist

Start by separating three different checks

A complete buying decision usually needs three distinct forms of review. The first is legal due diligence, including ownership, restrictions, contracts and registration. The second is technical or engineering advice when the building, structure or systems require specialist judgment. The third is a practical on-site inspection of visible condition and likely repair or setup needs.

NGM Group focuses on the third area. We document what is visible, organize practical observations and help you decide which questions should go to a Georgian lawyer, engineer, appraiser or other qualified specialist.

Information to request before the viewing

• The exact address, floor, apartment size and current occupancy status.
• The cadastral code or available registry extract for your lawyer to review.
• A floor plan, developer specification or renovation scope when one exists.
• Recent photographs and video, especially when the listing images are old.
• Information about heating, cooling, hot water and building access.
• Known repair history, active leaks or work planned in the building.

The Georgian National Agency of Public Registry provides the official real-estate registry services. Ask a qualified lawyer to interpret title, restrictions and transaction documents.

Review the building before the apartment

The common areas often reveal issues the renovated interior hides. Look at the entrance, stairs, lift, corridors, roof access where permitted, basement areas where relevant and the general state of shared services. Ask who manages the building and how repairs to common areas are approved and paid.

Visible cracks, water staining, persistent damp smells, damaged exterior elements or improvised wiring deserve follow-up. A visual observation is not a structural diagnosis. When something looks material, pause and ask an engineer or the relevant specialist to inspect it.

Use the same room-by-room checklist

• Walls and ceilings: water marks, cracks, fresh patches and uneven finishes.
• Floors: movement, level changes, damaged boards or tiles and unfinished edges.
• Windows and doors: operation, seals, locks, frames and signs of moisture.
• Bathrooms and kitchen: visible leaks, drainage, water pressure and ventilation.
• Heating and cooling: installed equipment, visible condition and controls.
• Electrical points: location, visible damage and whether the layout fits your use.
• Natural light and noise: check at a realistic time of day when possible.
• Measurements: verify critical spaces before planning furniture or appliances.

Do not rely on a single wide-angle video. Close photographs, short clips and a consistent room sequence make remote comparison easier.

For a new-build or renovated apartment

Compare the visible result with the finish schedule, drawings or agreed scope you received. Check doors, windows, flooring, sanitary fixtures, fitted cabinetry, wall finishes, sockets, switches, meters, keys and access devices. Record each open item by room, with one clear photograph and a short description.

Agree who will correct each item, how completion will be confirmed and whether a follow-up visit is needed. Do not treat a verbal promise as a completed item.

If you are buying remotely

1. Send the listing and your decision criteria before the visit.
2. Use a written checklist so every shortlisted property is reviewed consistently.
3. Request unedited room-by-room video and close photographs of relevant details.
4. Hold a live call from the property for questions that depend on context.
5. Separate visible observations from legal, engineering and valuation conclusions.
6. Keep a written list of open questions and assign each one to the right specialist.

Finish with a practical ownership plan

The purchase price is only one part of the decision. List the work needed before the apartment serves its intended purpose: immediate repairs, full renovation, furniture, appliances, cleaning, utilities, keys, ongoing checks and local access. This turns a promising property into a realistic plan with clear next steps.