For developers: how we check projects and how to work with us

Who this page is for

This page is for companies that build and sell apartments in Georgia, and for their sales teams. It explains how AVI Estates looks at a project before it appears on avi.ge or in front of a client, which papers speed that up, and where the limits of any cooperation lie. Buyers can read it too, to see which questions have already been put to a developer.

One principle runs through everything below. For our editorial work, a developer is a source of documents, not a client. A developer cannot commission a page, approve its wording or decide how its project is described. The rules on money are on our independence page; this page applies them to the questions a sales director usually asks first.

What we check before a project is mentioned or shown

Before a project is named in a guide, reviewed or offered to a client, it goes through the same checks. A project that fails on the land or the permit is not shown to clients. Other open points are written down for the client.

The permit and the commissioning act carry most of the weight. Under Article 139-1 of the Spatial Planning, Architectural and Construction Activities Code, a building whose permit was issued on or after 1 January 2022 may not be used, and may not receive electricity or natural gas, before its commissioning act, apart from supply for construction work within the permit's term. So we record the permit date as carefully as the permit. The method is in our guide to checking a construction permit.

Documents a developer should send

Sending the file in one go saves weeks of questions. Copies are enough at first; we compare them with the official record ourselves.

1. Company. The legal name and registration number of the entity that signs buyers' contracts, and the document linking it to any other entity that owns the plot or holds the permit.
2. Plot. The cadastral code of every plot, and any agreement giving the right to build on land the developer does not own.
3. Permit. Number, date, issuing body and stage, the approved drawings, any zonal agreement and any extension or change.
4. Bank mortgage. If a bank finances the project against the land, the written terms for releasing a buyer's unit.
5. Schedule. The planned stages, with target dates for the commissioning act and for registering units to buyers.
6. Contract. The standard draft with its specification annex.
7. Completed projects. Address and cadastral code of each, the handover date promised at launch and the date of the commissioning act.

We do not need buyer lists or internal sales figures, and we will not ask for them. A developer's account of how a project is funded is reported as the developer's statement unless a document backs it. This list answers the same points a buyer works through in our developer checklist.

How we verify what a developer sends

A copy from a sales office is a lead, not proof. Each document is checked against a record the developer does not control.

• Fresh extracts. We order the Public Registry extract for each cadastral code ourselves and note the date and time; an old extract says nothing about a seizure registered last week. Our guide to the Public Registry extract shows which lines we read.
• Permits at the source. The number on the copy must lead to the same permit in the municipality's records, for the same plot and company.
• Floors counted on site. Floors beyond the permit are unauthorised construction, whatever the brochure says.
• Dates matched to evidence. A promised date needs launch material or a contract we have seen; an actual date needs a commissioning act, a registry entry or a dated visit.

When a document and the record disagree, we tell the developer and ask for a written explanation. Until it is documented, the gap stays an open point, and an open point on the land or the permit keeps the project away from clients.

What we publish about a project

A project page holds only facts a reader could check, each with its source and the date we checked it:

• the selling company's legal name and its link to the marketing brand;
• the location, the plot's cadastral code and the building class on the permit;
• the permit number, date and stage, and whether the floors being sold match it;
• encumbrances shown on the extract on the date we ordered it;
• the construction stage at our last visit, with our dated photos;
• handover dates promised and achieved on earlier buildings;
• what we could not verify;
• the developer's comment, if any, with its date.

A project review is written only after our team has been on the site. A render is never used as a picture of the building as it stands. What a developer says the finished building will offer is reported as its statement, not as our finding.

What we never publish

Some material helps us check a project but has no place on a public page:

• Buyers' details. Names of people who bought units, their contracts and what they paid.
• Confidential commercial terms. Bank loan agreements, contractors' prices or internal sales figures the developer has not published.
• Staff details. Anything about employees beyond the officers already named in the public register.
• Unsourced claims. Rumours, anonymous complaints and forum posts, whether they help or hurt the developer.
• Scores. Stars, grades or "best developer" lists: we publish no rating without a published method.
• Supplied wording. Any sentence written by a developer and presented as our assessment.

A buyer who sends us documents about a delivered or delayed project is protected too: we use what can be verified, and the sender's personal data is handled under our privacy policy, which rules out sharing it with developers for marketing.

What a developer cannot buy

A partnership changes nothing a reader sees as our judgement. No payment, discount, gift or offer of business can obtain:

• a mention in a guide, a comparison or a client shortlist;
• an earlier or higher place in the list of developer profiles;
• a softer tone in a review, or the removal of a critical finding that rests on a source;
• a better score: we give no stars, ratings or rankings, so there is no score to improve;
• advertising inside the guides, which carry none.

How we are paid is set out on the independence page. If anyone other than the client would pay us in connection with a property we recommend, the client is told in writing before deciding and may ask us to decline it. A unit owned by a team member or a family member in a project we review or recommend, or a business link with a developer beyond selling its apartments to our clients, is stated on the page or the profile.

Right of reply and corrections

Disagreement is expected, and the process is the same for every developer:

1. Before publication. A developer receives the facts we intend to publish in its profile and can respond before the page goes live. This is a chance to correct facts, not a veto.
2. After publication. A developer can comment on a profile or a review at any time. The comment appears next to our text, unedited and dated.
3. With a source. A document that proves a fact wrong, such as a commissioning act we had not seen, changes the text, and the correction is dated in the page's change log.
4. Without a source. Our text stays, and the developer's view is published beside it as its view.

A correction that improves a record needs the same strength of evidence as one that worsens it. The general procedure is on the report-an-error page, and the rules on sources are in our editorial policy.

Listings shown to clients and our independence

AVI Estates also helps clients buy, so a fair question is how a project can be offered to a buyer and still be described neutrally. Three rules keep the two apart.

• Checks before the offer. A unit in a new building reaches a client's shortlist only after the land and permit checks above, and the shortlist states every open point. A developer's hurry skips nothing.
• Same evidence on the site. A project we show to clients is written about on the same evidence as one we do not, and showing it earns no protection from a later critical finding. A card on the exclusive listings page is an offer, not a recommendation.
• Waiting is allowed. When a project's documents are incomplete, we advise the client to hold payment until they arrive, even if the developer presses for a reservation.

Buyers who prefer to run the checks themselves will find the same questions in our guides to checking a developer and off-plan investment.

Keeping a project record current

A record on avi.ge is re-checked when something material happens, and a developer who sends the new document at that moment gets an accurate page sooner. The events we watch for are:

• a new permit stage, or a changed or new permit after an added floor, a new layout or a different use;
• registered conservation, a suspended site on the City Hall map or a new handover date;
• the commissioning act, whose date we set against the date promised at launch;
• the first units registered to buyers, which moves the record from promise to fact.

Every page shows when it was last checked, and each change is entered in its change log.

Working with us on sales

Some developers want their units offered to our clients. That is a commercial question, separate from the guides, and it belongs in a written agreement, not in a call with a sales manager.

Whatever those terms are, an agreement with us cannot contain:

• a right to approve or edit a page, a profile or a review;
• a promise to keep a critical finding off the site, or to remove one;
• an obligation to show units to a client whose brief they do not fit;
• a confidentiality clause that would stop us telling a client about a payment connected with their unit.

A developer that does not accept these limits can still send documents and comment on its pages.

How to contact us as a developer

Write to info@avi.ge with "Developer" and the project name in the subject line, or call or send a WhatsApp message to +995 501 113 200. Our office is at 115 Davit Aghmashenebeli Ave, Tbilisi, open Monday to Saturday, 10:00 to 19:00 Tbilisi time. A first message should give the legal name of the selling company, the project's address and cadastral codes, the permit number and stage, and the person who can arrange a site visit.

To dispute a published page, quote its address and the sentence concerned, and attach the supporting document. Projects we have not covered can also be suggested through the contact page.

Frequently asked questions

Can a developer pay to be featured on avi.ge?

No. No payment, discount or offer of business buys a mention in a guide, a place in a shortlist, a position among developer profiles or a kinder review.

What documents should a developer send?

The selling company's details, the cadastral codes of the plots, the construction permit with its stage and drawings, any bank mortgage release terms, the schedule, the standard contract and the record of completed projects.

Do you rely on the copies a developer sends?

No. We order the Public Registry extract ourselves, look the permit up in the municipality's records, count the floors on site and match dates to documents.

What happens if a developer disagrees with a page?

Its comment is published next to our text with its date. The text itself changes only when the developer shows a document proving a fact wrong.

Are projects you show to clients treated differently?

No. They pass the same land and permit checks first, are written about on the same evidence, and are not protected from later critical findings.

Change log

• 2 November 2026 - Published with the project checks, document list, publication rules and right of reply; cooperation terms and contact to be added by the owner.