Choosing a contractor for your apartment refurbishment: how to make the right decision?

Flat Remodeling: Who to Select – an Architect or a Land Surveyor?

Who issues the CILA? Who is in charge of building activities? What are the duties of an architect and a land surveyor at a construction location?

When a property owner is arranging a renovation, one of the primary and most crucial choices is picking a professional to supervise the project. To determine who is preferable to hire – an architect or a land surveyor, it is crucial to evaluate the extent and intricacy of the upcoming tasks.

An architect is the ideal option if you require to redesign the areas, create an interior layout, enhance the efficiency of the space, and establish a cohesive look for the residence.

On the contrary, a land surveyor focuses more on the technical aspect of the project: conducting measurements, managing construction records, addressing bureaucratic matters, and overseeing the construction site. Despite differences in education and expertise, both experts are authorized to prepare and endorse vital construction papers, such as CILA and SCIA.

Who to Pick for Renovations: an Architect or a Land Surveyor?

The decision primarily hinges on the nature of the planned work.

Both professionals hold the necessary qualifications, but their professional duties differ. A land surveyor typically deals with the technical and administrative aspects of a project, while an architect is accountable for the concept, spatial arrangement, and aesthetics.

What Sets Apart a Land Surveyor, an Architect, and an Engineer?

To make the correct decision, it is crucial to grasp the specifics of each occupation.

Land Surveyor

Specialized in technical documentation, cadastral procedures, and construction bookkeeping.
Executes topographical measurements and interacts with municipal authorities.
Suitable for rather simple repairs that do not impact the building's supporting structures.
Their services are typically more budget-friendly and are frequently compensated based on a fixed fee or a small percentage of the estimate.

Architect

Possesses advanced education in architecture and design.
Engages in room layout, interior design, material and lighting selection.
Especially sought after for extensive repairs, significant renovations, and work on historical structures.
The fee varies based on the project's complexity and the specialist's experience, usually ranging from 6 to 12% of the construction cost.

Engineer

An authority in structural computations, seismic safety, and intricate engineering systems.
Essential for tasks related to the load-bearing components of a building, reinforcing structures, and designing utility networks.

Who to Approach to Coordinate Repairs?

Depending on my finances, availability, and desired level of oversight, you can opt for one of the following alternatives.

General Contractor

A firm providing comprehensive repair services. They manage the entire process - from securing permits to organizing laborers and subcontractors.

Designer (architect, land surveyor, or engineer)

Creates a bespoke plan, prepares and submits paperwork to municipal authorities, and can also serve as a construction supervisor (Direttore dei Lavori), advocating for the client's interests with the contractor.

Construction Firm

Directly handles repair tasks and room finishing. However, even when engaging a construction company directly, the involvement of a licensed specialist will be necessary to obtain permits.

Specialized Tradespeople

Plumbers, electricians, and other experts install engineering systems and issue obligatory conformity certificates.

Who Grants Construction Permissions?

Both an architect and a land surveyor can draft and submit most construction papers to municipal authorities. Nonetheless, regulations restrict their authority scope based on the property's nature and the work extent.

Interior Works: CILA and SCIA

CILA (Certified Start of Work Communication) is obligatory for:

relocating non-load-bearing partitions;
renewing utility lines;
combining or segregating rooms.

Both architects and land surveyors can endorse and file CILA.

SCIA (Certified Notice of Activity Commencement) is required if the repair impacts load-bearing structures, like:

creating openings in load-bearing walls;
strengthening floors.

Both professionals can also present SCIA, but the structural calculations and approval with the supervisory bodies are generally managed by an engineer or an architect.

Cultural Heritage Sites and Protected Edifices

If the property is conserved in compliance with the Italian cultural heritage legislation (D.Lgs. 42/2004), exclusive rights to design and oversee the works belong to the architect. In such instances, the land surveyor is not authorized to validate the relevant permits.

If there are landscape constraints, the architect is trained to create a landscape assessment report (Relazione Paesaggistica). A land surveyor can only address such matters in less intricate cases and if the property lacks historical significance.

Building Extension and Alteration of Premises' Use

If the plan involves:

expanding the building's area or volume;
adding extra floors;
changing the building's external outlines,

securing a Building Permit is necessary.

A land surveyor is only authorized to handle minor civil projects. For more intricate structures, residential buildings, and reinforced concrete edifices, the project approval must be from an architect or engineer.

Cadastral Procedures After Repair Completion

If the repair has altered the internal layout, updating the data in the cadastral registry and recording the new property layout is essential.

While an architect can also carry out this procedure, the land surveyor is customarily considered the specialist in cadastral matters due to their extensive expertise and efficiency in handling such documents.

Outcomes

Opt for a land surveyor if you require a standard repair without complex redevelopment, necessitate paperwork, cadastral procedures, and technical oversight of the work.
Choose an architect if design, space optimization, intricate renovation, or working with historical artifacts are paramount.
Engage an engineer if the project impacts load-bearing structures, necessitates load computations, or includes intricate engineering systems.