AZE.US
For many homebuyers in Azerbaijan, receiving the official title deed – known locally as a çıxarış – is the final and most critical step in securing property ownership. Yet thousands of apartments, particularly in Baku, have faced delays in formal registration due to documentation and compliance issues.
Real estate experts say most title problems originate during the construction phase. Developers must obtain a full package of permits before and during construction, including land allocation decisions, building permits, technical approvals and final commissioning authorization. If any of these steps are incomplete or improperly documented, the building may not be officially commissioned – making it impossible for owners to obtain title deeds.
Why commissioning status matters
A building must be formally approved for operation before individual apartments can be registered. Without commissioning, buyers may hold contracts but lack full legal ownership rights. This can limit the ability to sell the property, use it as collateral, or transfer it through inheritance.
Following regulatory reforms introduced in recent years, tens of thousands of apartments have been regularized. However, experts note that documentation gaps still affect parts of the housing market.
Common risks buyers face
One recurring issue is discrepancies between the actual apartment size and the size listed in project documents. In some cases, technical areas or structural elements are included in the total square meter calculation. Courts have ruled that contracts cannot override statutory construction standards, and buyers may challenge such discrepancies within the legal time limits.
Another risk arises if a developer faces financial distress or bankruptcy. In such situations, legal proceedings can become lengthy, and property registration may be delayed.
What buyers should verify
Before signing a purchase agreement, specialists recommend:
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Confirming that the building has all required construction permits.
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Verifying commissioning status with the relevant authorities.
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Carefully reviewing the sales contract and ownership transfer clauses.
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Comparing the declared apartment size with official project documentation.
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Consulting an independent legal adviser if documentation is unclear.
Broader market context
Baku’s property market continues to evolve amid urban redevelopment and demolition of older housing stock. Demand for housing remains strong, while new supply is gradually entering the market. This dynamic has contributed to rising prices and increased scrutiny of legal documentation.
For investors and homebuyers alike, due diligence remains essential. In Azerbaijan’s fast-moving real estate market, verifying paperwork before purchase can prevent years of legal complications after the deal is done.