How are property disputes resolved in Georgia?
Most disagreements over a flat, a deposit or a developer's delay end with a letter, a meeting or a settlement. When they do not, a foreign owner in Georgia has three formal routes: a Georgian court, arbitration, or mediation. One rule frames all of them: Georgian courts have exclusive jurisdiction over claims about immovable property located in Georgia, so a judgment from your home country about a Georgian flat will not be recognised here.
This explainer compares the three routes, sets out what a court case costs and how long it may take, explains how to protect the property while a case runs, and lists the deadlines that decide whether a claim is still possible.
Going to court
A claim about rights in real property is filed with the court of the place where the property is located: in Tbilisi, the Tbilisi City Court. Cases then go to a Court of Appeals and, on points of law, to the Supreme Court. Proceedings are conducted in Georgian, and a party who does not speak it is assigned an interpreter.
The Civil Procedure Code gives a first-instance court two months to hear a civil case, extendable by up to five months for a particularly complex one. In practice deadlines are often exceeded: a study by the Institute for Development of Freedom of Information found them breached in 4,660 of 51,561 civil cases completed at Tbilisi City Court between 2015 and mid-2018. At first instance any capable person may represent a party, but on appeal and cassation only an advocate can.
What does a court case cost?
| Court | Fee | Minimum | Maximum, individuals | Maximum, companies |
|---|---|---|---|---|
| First instance | 3% of the value | GEL 100 | GEL 3,000 | GEL 5,000 |
| Appeal | 4% | GEL 150 | GEL 5,000 | GEL 7,000 |
| Cassation | 5% | GEL 300 | GEL 6,000 | GEL 8,000 |
For a claim to recognise ownership of real property, the value of the claim is the property's market value. The losing party pays the winner's costs, but the lawyer's fee it can be ordered to reimburse must be reasonable and may not exceed 4% of the value of the dispute. One law firm notes that the court fee is returned in full if a case ends by withdrawal, admission or settlement before the main hearing, and about half if it ends later, including through mediation.
Protecting the property while the case runs
A court case can take months, and a seller or developer could sell the flat in the meantime. The court can secure a claim by attaching the defendant's property or ordering them to do or refrain from certain acts, if it accepts that the claim may succeed and that enforcement could otherwise become difficult. An application to attach real estate must include a Public Registry extract. Once a court seizure or prohibition is entered in the registry's register of public-law restrictions, it blocks other registrations on the property. A measure granted before the claim is filed requires the claim to follow within 10 days; a ruling can be challenged within 5 days; and the court may ask the applicant to post security, within up to 30 days, against the defendant's possible losses.
Arbitration
Georgia's Law on Arbitration, based on the UNCITRAL Model Law, allows arbitration of private property disputes between parties on an equal footing. Where a party is a natural person, the arbitration agreement must be a document signed by both parties; an exchange of e-mails is not enough. For consumers, a standard contract term that obliges the consumer to use arbitration not governed by Georgian law is unfair and void, so check any arbitration clause in a developer's contract with care.
An award can be challenged within 90 days of service, and a challenge does not suspend its enforcement. Awards made in Georgia are recognised by the Courts of Appeals, foreign awards by the Supreme Court. Georgia has applied the New York Convention since 31 August 1994. Fees are set by each centre: under the 2023 rules of the Georgian International Arbitration Centre, for example, the registration fee is USD 500 for disputes up to USD 20,000 and USD 1,000 above that, plus VAT.
Mediation
Mediation has its own law since 2020. A judge can send certain cases to court mediation without the parties' consent, including disputes between neighbours, inheritance, disputes over the exercise of co-ownership rights and property disputes worth up to GEL 20,000; any other dispute can go to mediation if the parties agree. Court mediation lasts 45 days with at least two meetings and can be extended by agreement. Private mediation is confidential, its fees are agreed with the mediator, and it suspends the limitation period for up to two years. With the parties' consent, a court can enforce a private mediation settlement, and notaries offer their own notarial mediation. The Mediators Association of Georgia keeps a register of mediators.
Court, arbitration or mediation?
| Route | Best suited to | Main drawback |
|---|---|---|
| Court | Ownership and registration disputes, claims against a developer that refuses to engage | Time, and an advocate is needed on appeal |
| Arbitration | Commercial disputes where the contract has a valid clause | Cost, and limits for consumers |
| Mediation | Neighbours, co-owners, family and settlements with a developer | Only works if both sides want an agreement |
Other routes
- Public Registry decisions. A refusal, suspension or termination of a registration can be challenged under the general administrative procedure; for a published decision the deadline is 30 calendar days, and a challenge does not suspend the decision.
- Consumer complaints. A consumer can complain to the Competition and Consumer Agency within two years of the violation; the agency responds within 10 working days, and its decision can be taken to court within 30 calendar days.
Limitation periods
| Claim | Limitation period |
|---|---|
| General rule | 10 years |
| Contractual claims | 3 years |
| Contractual claims relating to immovable property | 6 years |
The clock starts on the day you learned, or ought to have learned, that your right was infringed. It is interrupted when the debtor acknowledges the claim, for example by a part payment or interest, and when you bring an action.
Enforcing the result
Judgments, arbitral awards and certain notarial acts are enforced by the National Bureau of Enforcement or, where the law allows, by private bailiffs. The debtor is notified and has seven days to pay voluntarily; the enforcement fee is up to 7% of the claim, at least GEL 50, of which the creditor prepays 2%. A foreign judgment can be recognised by the Supreme Court, but not where the case falls within Georgia's exclusive jurisdiction, which is why claims about Georgian property belong in Georgian courts from the start.
What to do when a dispute starts
Collect the evidence
Contracts, payment records, the registry extract and all correspondence, translated where needed.
Send a written demand
State what you want, by when, and keep proof of delivery.
Consider mediation
Especially with co-owners, neighbours or a developer still willing to talk.
Protect the property
If there is a risk of sale, ask a lawyer about an interim measure registered in the registry.
File the claim in time
Before the limitation period ends, in the court where the property is.
Our guide to hiring a property lawyer explains how to choose the advocate you will need on appeal.
Disputes with neighbours and the owners' association
Many disputes after a purchase are not with the seller at all but with neighbours or the building's owners' association: noise, leaks, use of common areas, or unpaid contributions. Members of an association share the costs of the common property in proportion to their shares, and an unpaid contribution above GEL 500 can end up recorded on the flat's registry entry at the chair's request, once the members' meeting agrees. Disputes between neighbours and over the exercise of co-ownership rights are among those a judge can send to court mediation, which often makes mediation the natural first step.
Documents and language in court
Because proceedings are in Georgian, documents in another language need a certified Georgian translation, and foreign documents need an apostille or legalisation. A party who does not speak Georgian has the right to an interpreter in the hearing. If you live abroad, you can be represented by a lawyer with a power of attorney, and an advocate is required in any case on appeal and cassation.
Frequently asked questions
Can I sue in my home country over a Georgian flat?
Georgian courts have exclusive jurisdiction over Georgian real estate, so a foreign judgment on it will not be recognised.
How much is the court fee?
3% of the value at first instance, at least GEL 100 and at most GEL 3,000 for an individual.
Do I need a lawyer in court?
Not at first instance, but only an advocate can represent you on appeal and cassation.
Can the court stop the flat being sold during the case?
Yes, by an interim measure such as a seizure entered in the Public Registry.
Is arbitration allowed for property disputes?
For private property disputes, yes, with a signed agreement; consumer limits apply.
Is mediation compulsory?
A judge can refer some disputes, such as co-ownership or small property claims, to court mediation without consent.
How long do I have to bring a claim?
Generally 3 years for contractual claims, 6 years for contractual claims on immovable property, 10 years otherwise.
Will the loser pay my legal costs?
The court can order it, but lawyer fees are capped at 4% of the value of the dispute.
Sources
- Civil Procedure Code of Georgia (Articles 9, 18, 39, 41, 53, 59, 94, 187.1-187.7, 191-199), Legislative Herald of Georgia (accessed 18 October 2026)
- Law of Georgia on Private International Law (Articles 10, 68-72), Legislative Herald of Georgia (accessed 18 October 2026)
- Law of Georgia on Arbitration (Articles 1, 8, 42-45), Legislative Herald of Georgia (accessed 18 October 2026)
- Law of Georgia on Mediation, Legislative Herald of Georgia (accessed 18 October 2026)
- Law of Georgia on the Protection of Consumer Rights (Articles 22, 28-35), Legislative Herald of Georgia (accessed 18 October 2026)
- Law of Georgia on Enforcement Proceedings (Articles 2, 3, 25, 38), Legislative Herald of Georgia (accessed 18 October 2026)
- Compliance with deadlines in Georgian courts, Institute for Development of Freedom of Information (accessed 18 October 2026)
- Court fees in Georgia, Andersen in Georgia, 3 April 2026 (accessed 18 October 2026)
- GIAC Arbitration Rules 2023, Georgian International Arbitration Centre (accessed 18 October 2026)
Change log
- - Explainer published from the Civil Procedure Code, the laws on arbitration, mediation, consumer rights and enforcement, and IDFI data.