How to Check a Developer in Georgia: A Complete Checklist (982)
A step‑by‑step Unehasim guide for safe new‑build purchases
Buying property at the construction stage is a profitable strategy — but only if the developer is reliable. Georgia’s market is growing rapidly, and alongside strong companies, weaker players appear who may delay deadlines or work without proper documentation.
This Unehasim checklist helps you quickly and professionally evaluate a developer and avoid risks.
- Verify Legal Documents
1) Construction permit
It must be:
- issued by the City Hall
- tied to the specific project
- valid and active
If there is no permit — the project is high‑risk.
2) Land ownership
Check:
- who owns the land
- whether there are arrests or restrictions
- whether the cadastral number matches the project
3) Bank guarantee (if applicable)
A bank guarantee is a strong positive indicator.
4) Draft purchase agreement
Key points:
- delivery deadlines
- developer’s responsibilities
- warranty obligations
- exact area
- Check the Developer’s Track Record
1) Number of completed projects
- 3+ completed projects — good
- 0 completed projects — high risk
2) History of delays
If the developer delayed delivery by 1–2 years — this is a warning sign.
3) Quality of previous projects
Check:
- facades
- elevators
- quality of common areas
4) Reputation
Look at:
- reviews
- media mentions
- court cases
- Check Financial Stability
1) Partner bank
A partner bank indicates financial discipline.
2) How construction is financed
- own capital
- bank loan
- early‑stage sales
3) Actual construction progress
If construction is frozen — this is a red flag.
- Check the Project Itself
1) Match between renders and reality
The real building should match the visualizations.
2) Material quality
- facade
- windows
- elevators
- engineering systems
3) Complex infrastructure
- underground parking
- gated territory
- playgrounds
- commercial spaces
4) Layouts
Best formats:
- studios 30–40 m²
- 1‑bedroom 45–60 m²
- 2‑bedroom 65–85 m²
- Check Construction Stages and Deadlines
1) Current stage
- excavation
- frame
- facade
- interior works
2) Realistic deadlines
Normal construction time: 18–36 months.
3) Delay risks
- weak developer
- lack of financing
- documentation issues
- Review the Contract
What must be included
- exact deadlines
- penalties for delays
- structural warranty
- engineering systems warranty
- payment schedule
- exact area
What must NOT be included
- vague wording
- “grey schemes”
- payments without a contract
- Red Flags (if at least one — better walk away)
- no construction permit
- no land ownership
- no completed projects
- price too low
- promises like “we’ll finish in a year”
- construction is frozen
- developer refuses to show documents
- no office or website
- negative reviews or court cases
- Green Flags (signs of a reliable developer)
- 3+ completed projects
- transparent documentation
- active construction
- partnership with a bank
- office, website, managers
- positive reviews
- high‑quality past projects
Conclusion: How to Choose a Reliable Developer
A reliable developer has:
- proper documentation
- a history of completed projects
- active construction
- a transparent contract
- a strong reputation
Verification takes 1–2 days but saves years of stress and tens of thousands of dollars.
Unehasim Recommendations
- always check documents through the public registry
- choose developers with a proven track record
- avoid projects without permits
- inspect the construction site personally
- review the contract with a lawyer
- choose complexes with underground parking and gated territory
Professional Support from Unehasim
Unehasim helps investors and buyers:
- verify developers and documents
- conduct legal due diligence
- assess risks
- choose the best project
- support the transaction until registration
We make buying new‑build property in Georgia safe and predictable.
