Home without a title deed? What VKM 698/2026 changes for owners
The new decision eases titles for pre-1991 homes: courtyards up to 300 m², no fee when ASHK starts the case, and block-by-block processing.
By Galip Sulaj5 min read
A home without a title deed is an asset you cannot fully use. It is hard to sell, you cannot offer it as security for a mortgage, and inheriting it becomes complicated. For thousands of Albanian families who have lived for decades in houses built before 1991, this has been a long-running problem. A new government decision aims to make the path to a title easier. Here is what changes and what you should do.
Cover photo: Konpasu.de Blog / Pexels
The decision: VKM no. 698/2026
According to ASHK, Albania's State Cadastre Agency, the Council of Ministers approved Decision (VKM) no. 698 on 16 September 2026. It amends two earlier decisions: VKM no. 827 of 30.09.2020 and VKM no. 5 of 11.01.2023. The decision takes effect when it is published in the Official Gazette.
- VKM no. 827The core decision on issuing title deeds, now amended.
- VKM no. 5The second decision amended by the new rules.
- VKM no. 698 approvedEases procedures for untitled buildings, courtyards and pre-1991 homes.
- ASHK announces the changesThe agency explains block-by-block processing and fee waivers when ASHK starts the case.
- ASHK Shkodër appeals for contacts165 applicants for pre-1991 homes cannot be reached.
Who benefits
According to ASHK, the changes cover:
- owners of buildings without a title deed;
- the functional plots and courtyards they use;
- buildings constructed before 1991.
One important change is that ASHK can now handle cases by cadastral block, not only one by one. In practice, that means an entire neighbourhood can be covered by a single procedure, rather than each family waiting its turn separately.
Photo: Jocelyn Erskine-Kellie / Wikimedia Commons, CC BY-SA 4.0
What it costs
This is the change families will notice most. For residential buildings, the standard fee is waived when ASHK starts the procedure itself. ASHK names two affected fees: 3,000 lek for legalisation and 10,000 lek for untitled buildings. If you apply yourself, ACP reports that the fee is 10,000 lek.
| ASHK starts the procedure, legalisation | Waived (previously 3,000 lek) |
|---|---|
| ASHK starts the procedure, untitled building | Waived (previously 10,000 lek) |
| Citizen applies through e-Albania | 10,000 lek |
| Transfer of state-owned land or land with unverified ownership | Free |
Courtyards up to 300 m²
For buildings constructed before 1991, the functional plot, meaning the courtyard that goes with the house, is capped at 300 m². According to ACP, the transfer is free where the land is state-owned or its ownership has not been verified. Where the person in possession cannot be identified, a 30-day public notice applies. The new rules also apply to cases already in progress.
If your courtyard is larger than 300 m², or you are in a boundary dispute with neighbours, the situation is more complex. Check with a notary or lawyer before taking any steps.
Keep your contact details up to date
A practical but decisive detail: ASHK needs to be able to find you. On 23 September 2026, ASHK Shkodër said it could not reach 165 applicants in its process for pre-1991 untitled homes, and asked them to update their phone numbers and contact details.
If you have applied for a title deed and have since changed your phone number or address, or you now live abroad, tell your local ASHK office. A file can stall simply because the applicant cannot be found.
How big is the backlog? According to the head of ASHK Shkodër, Eglantina Frroku, as reported by RTSH, more than 2,000 legalisation decisions were issued in Shkodër between January and mid-September 2026, while about 27,000 applications are still pending at district level. Processing by cadastral block is meant to speed up exactly this kind of workload.
Photo: Apdency / Wikimedia Commons, CC BY-SA 3.0
Why it matters for buyers too
The new rules are not only relevant to owners. If you are thinking of buying an older house, or a home in a neighbourhood built before 1991, title status is the first question to ask. A property without a title registered with ASHK cannot be transferred to you in the normal way and cannot be financed with a mortgage. Always ask for the ownership certificate and, if the procedure is still under way, do not pay the full price before the title is issued. Confirm with your notary or lawyer.
Farmland too
In the same week, ASHK announced it is converting about 522 hectares of agricultural land (about 1,300 parcels) in Shijak from use rights to full ownership, with a 30-day public display for objections. It is another sign that mass registration is becoming a priority.
What to do now
Test yourself
What is the maximum courtyard size for pre-1991 buildings?
A title deed is the foundation of any sale or inheritance. If you are thinking of selling in future, try our property valuation tool to get a sense of what your home could be worth once it is registered.
Sources
- ASHK: Title-deed procedures eased, new changes to VKM no. 827/2020 (in Albanian), 18 Sep 2026
- ACP: New rules for untitled properties take effect (in Albanian), 18 Sep 2026
- ASHK: Shkodër, 165 applicants unreachable in untitled-homes process (in Albanian), 23 Sep 2026
- RTSH: Over 2,000 legalisation decisions in Shkodër in 2026 (in Albanian), about 23 Sep 2026
- ASHK: 522 hectares of farmland in Shijak moved from use to ownership (in Albanian), 18 Sep 2026
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