Good news first: selling an apartment doesn't require mountains of paper, and the notary verifies much of it directly from official registers. Bad news: the few things that MUST be in order often surface only after a buyer is found — and every such surprise delays or kills the deal. Run through this list before listing.
1. Ownership in the land register
Only the registered owner can sell. Check the land register (kinnistusraamat.rik.ee) that you are listed as the owner and that there are no entries you don't know about — old mortgages, prohibition notes, rights of use. With an inheritance, you must be registered as owner before selling (see our inherited apartment guide).
2. Energy certificate — mandatory already in the listing
The energy certificate must exist when the listing is published, not just at the notary. Check the Building Register (ehr.ee) whether your building has a valid certificate — for apartment buildings the association usually orders it and it covers the whole building. If there's none, an energy auditor can issue one (typically €100–300).
3. Housing association statement
The buyer (and their bank) wants to know: does the seller owe the association anything, how big are the utilities, what repairs are coming, and does the association have a loan. Ask the association for a written statement of no arrears plus the latest budget plan and general meeting decisions. A planned roof renovation with a loan is something the buyer must hear BEFORE the price agreement, not at the notary.
4. Building register compliance — the hidden deal-killer
If the apartment has been altered (open kitchen through a load-bearing wall, glazed balcony, sauna), the changes must be reflected in the Building Register. A mismatch between the register and reality is one of the most common reasons a buyer's bank declines the loan. Check your apartment's data at ehr.ee — if the plan doesn't match reality, start legalisation early; it takes time.
5. If the apartment has a mortgage
Selling a mortgaged apartment is completely normal: tell your bank about the sale plans and request a loan balance statement. At the notary, the transaction is structured so the buyer's money first repays the loan and the mortgage is discharged — you don't need to pre-pay anything. The bank just needs a couple of weeks' notice.
6. Small things that make the deal smooth
- A valid ID — an expired passport is a surprisingly common stumbling block at the notary.
- Spouse's consent if the apartment is joint property — even if only one name is registered.
- A copy of the rental agreement if there's a tenant — it transfers to the buyer, who must know about it.
- A reservation or preliminary agreement, if terms are agreed before the main deal — read carefully before signing.
And the number it all starts from
Documents are the technical side of a sale — the price is the strategic one. Before listing, calculate your apartment's market value for free so your asking price rests on transactions, not feelings. And if you'd rather skip the documents-viewings-waiting cycle entirely, see our direct purchase service — our team helps with the paperwork too, because a fast deal is in our interest.