Housing certificates: why and when to consult a notary

What is a housing certificate?

A housing certificate is a document confirming the holder's right to receive state financial assistance for the purchase of housing. The holder of the certificate can use it to pay for part or all of the cost of real estate under the “eRecovery” program.

This instrument is primarily aimed at supporting the following categories of citizens:

• internally displaced persons (IDPs);
• military personnel and veterans;
• persons who have lost their homes as a result of military action;
• young families participating in state affordable housing programs.

The housing purchase certificate is a personal document, and its use is regulated by state authorities.

How to obtain a housing certificate?

The “eVidnovuvannya” housing certificate is issued to Ukrainian citizens who have lost their homes as a result of the war and are unable to rebuild them. This is one of the mechanisms of state support that makes it possible to compensate for losses and helps Ukrainians purchase new real estate in safe regions.

The main categories of persons who can obtain a housing certificate are:

1. Citizens whose homes were destroyed or severely damaged during hostilities after February 24, 2022.
   • The certificate is issued only if the damage to the home is beyond repair or restoration is not economically feasible.
   • Special commissions assess the condition of the building and issue an official conclusion.
2. Internally displaced persons (IDPs) who have lost their homes due to hostilities.
   • The certificate allows them to purchase real estate in a safe region where they plan to stay.
3. Persons who have applied through the State Register of Damaged Housing and received a positive decision.
   • Applications can be submitted through the “Dія” portal or at the Administrative Services Center.
   • To confirm the right to compensation, documents certifying ownership of the destroyed housing are required.

Restrictions and conditions for using the certificate for destroyed property

• The certificate is a personal document and cannot be transferred to other persons.
• An apartment or house purchased with a certificate cannot be sold, gifted, or transferred to another person for five years.
• If the amount of compensation under the certificate is less than the actual cost of the selected housing, the buyer must pay the difference themselves.

How to use a housing certificate?

A housing certificate issued under the “eRestoration” program can be used to purchase new housing. It allows you to buy real estate on both the primary and secondary markets in any region of Ukraine, with the exception of areas of active hostilities and occupied territories. These can be apartments, private houses, or townhouses.

It is important to remember that the use of the certificate is subject to certain conditions:

1. Select the property you plan to buy.
2. Submit an application for reserving funds through “Diyu,” the Administrative Services Center, or a notary. The money will be reserved for 30 days. If the transaction does not take place during this period, you can reapply.
3. Before purchasing, you must officially terminate the ownership of the destroyed property. This is done through a notary, ASC, or state registrar.
4. Conclude a purchase and sale agreement, after which the notary will enter the information into the Register of Damaged and Destroyed Property. The seller will receive payment within five business days.
5. The housing certificate is valid for five years. The purchased housing cannot be sold or gifted during this time.

If the amount of the certificate does not cover the full cost of the housing, you can pay the difference with your own funds or use the certificate as a down payment on a mortgage under the “єОселя” program.

What does a notary check when certifying a contract for the purchase of housing under a certificate?

When formalizing a purchase and sale agreement under a housing certificate, the notary checks several key points:

• The validity of the certificate. It is important to ensure that the document is valid and meets the requirements of the state program.
• The seller's right of ownership. The notary checks whether the seller has all the necessary documents for the property and whether there are any encumbrances (pledges, debts, seizures).
• Terms of the agreement. The document must contain all the necessary provisions regarding payment, the terms of transfer of the property, and the rights and obligations of the parties.
• Financial calculations. If part of the amount is paid with the buyer's own funds, the notary verifies the correctness of the payments.
• Registration of the agreement. After signing the contract, it is registered in the relevant state registers to confirm the change of ownership.

A housing certificate is an effective tool for purchasing housing, especially for those who are eligible for state support. However, its use requires compliance with certain procedures, in particular notarization of the agreement.

If you are planning to purchase housing with a housing certificate, you will find modern and comfortable options in our new buildings that meet all quality and safety standards. We accompany our clients at every stage of the transaction, helping with the paperwork and choosing the best housing.