How to vet a property developer in 2026? 7 steps

Verifying a developer is the most important step to minimize investment risk. Before signing any contract, you must carefully analyze the company's legal status and the technical condition of the project. Below are the specific steps you should take to ensure a smooth transaction.

1. Formal and legal verification of the company

Start by checking the developer's legal status. Use the CEIDG business search engine or the National Court Register (KRS) system. Ensure the company is not in liquidation or bankruptcy. It is worth checking how long the entity has been on the market and its experience with similar projects. Analyzing reviews of previous developments will help you assess their punctuality and quality of work. Additionally, check information on buyer protection on the government information portal. Useful data can also be found in the Developer Guarantee Fund register.

2. Analysis of the property's land and mortgage register

The land and mortgage register (księga wieczysta) is the primary source of information about a plot of land. Check Section II, which confirms the developer's ownership or perpetual usufruct rights. Then, analyze Section III, which will reveal any potential claims or encumbrances. Section IV will inform you about any mortgages on the land. This document is available online via the Electronic Land and Mortgage Register system. This allows you to quickly verify the legal status of the land before signing a contract.

3. Study of the information prospectus

The developer is required to provide an information prospectus along with its attachments. This is a key document describing the apartment's finishing standard, investment plans, and legal status. Compare the information provided there with any sales promises. It is also worth checking the plans against the local spatial development plan to avoid future issues with the development's surroundings.

4. Compliance with the Developer Act

The modern Developer Act imposes strict requirements. The developer must maintain a residential escrow account into which you deposit your funds. These funds are protected by the Developer Guarantee Fund, which minimizes the risk of capital loss in the event of the company's financial trouble. Furthermore, a developer contract must always be concluded in the form of a notarial deed, which guarantees legal security for both parties.

5. Technical inspection of the apartment

Before signing the final deed, a technical inspection is essential. This is the time to detect structural or finishing defects. Do not rush and check every element against the standards specified in the contract. If you have any doubts, it is worth hiring a professional to help assess the quality of the work.

Required documents

• Extract from the National Court Register (KRS)

• Investment information prospectus

• Extract from the land register

• Final building permit

• Extract from the Local Spatial Development Plan

• Developer contract template

• Building technical documentation

Costs and timelines

Land register extract

30-50 PLN

Immediate

Notarial deed

Depends on price

1-3 business days

Technical inspection

400-1000 PLN

2-4 hours

Most common mistakes

• Failing to verify sections III and IV of the land and mortgage register.

• Ignoring the contents of the information prospectus.

• Signing a developer contract without legal analysis.

• Skipping a professional technical inspection of the apartment.

• Not checking the developer's financial liquidity.

Looking for a safe purchase? Check out current apartments for sale from verified partners. If you are planning an investment in a larger city, also browse apartments for sale in Warsaw. You can find more practical tips in our buyer's guides, and a list of trusted entities in the developers tab.