The Montalcino House
Preparing for renovations
Now that our purchase agreement, Proposta di Acquisto Immobiliare as it is called in Italy, is not only signed but also irrevocable (yikes!), there’s not much to do but wait while our agente immobiliare (realtor) and notaio (notary) gather the necessary documents and conduct the title work.
To pass the time until closing on the Montalcino house, we began making renovation plans. Stefano pulled the planimetria (floorplans) that Elena, the owner’s daughter, gave us into our design software, and we started playing around with the layout.
The home has two bedrooms and a bathroom upstairs, a kitchen and a family room with a terrace that looks out over the Val d’Orcia on the main level, and two large cantine (cellars) that walk out to the back yard on the lower level, accessible only from the exterior.
We drew up a short list of priorities:
A second bathroom upstairs is a must. The existing bath is quite large, big enough to create one en-suite bathroom and a second bathroom with an entrance from the hallway, which guests of the other bedroom can use.
We also need to open up a window in one of the bedrooms. The window, which looks out over the valley, was walled in at some point in the home’s history. Based on the large wardrobe positioned against that wall, we speculated that Elena’s nonna must have needed an armoire more than she needed a view of the Val d’Orcia.
On the main level, we may turn the kitchen into a third bedroom with an en-suite bathroom, leaving the sitting room as is and adding an internal staircase to the two cantine below. That third bedroom and the sitting room would both have direct access to the terrace, while the kitchen and family room below would open to the garden, creating the opportunity for indoor-outdoor living.
Thinking about the exterior, we want to make good use of the giardino (backyard). Having outdoor space is such a plus. Should we put in a plunge pool? Nothing too big, just a place to take a dip and cool off during Tuscany’s hot summers. We’d love to open up the roof and add a rooftop terrace that looks out over the Val d’Orcia, even though we’re pretty sure that won’t be allowed.
Carrying out the work doesn’t worry us. We’re hoping to do as much of it ourselves as we can. However, the home is located in Montalcino’s historical center, and therefore, its renovation will need to comply with historic preservation rules and regulations, which are known to be quite strict and include everything from building materials to exterior color schemes to actual design features.
Stefano messaged a friend, Stefano Bambagioni, of the family-run winery Fossacolle, located just south of Montalcino. “Ci serve un geometra…”. We need a geometra. By chance, do you know anyone?”
What is a geometra?
The geometra is a key figure in the renovation of any residential or commercial property in Italy. There’s no exact corresponding profession in the United States. Rather, a geometra is a blend of junior architect, land surveyor, building inspector, and in some cases, general contractor.
The geometra knows building code, can check a property’s permit history and land registry records for accuracy, ensure that a building’s mechanical systems comply with local energy standards, prepare plans, and submit building permit applications. In some instances, the geometra can solicit bids and serve as a point person to carry out renovation projects.
Our friend Stefano recommended local geometra Gabriele Martelli of Studio Tecnico Martelli. We checked out his website, liked what we saw, and sent him an email. He replied right away, suggesting a phone call to talk further.
When the time came for the call, we were prepared with our list of questions. Gabriele answered each without hesitation.
There are no issues adding a bathroom or possibly two, are there?
No, of course not.
Can we open up a bedroom window that has been walled in?
Yes. If the window was there originally, you will be allowed to open it back up. Windows must be wood-framed, and both windows and shutters must comply with the established colors and style for homes in the historical center.
We would like to add an internal staircase to connect the main floor to the lower level.
There should be no issue with this, as long as we adhere to building code.
We’d love to put a small plunge pool in the backyard. Is that allowed?
Maybe. We can make the request, but since you are in the historical center, it may or may not be approved. We’ll have to see.
What about opening up the roof to create a rooftop terrace overlooking the Val d’Orcia?
Absolutely not.
We laughed and told him that we understood. We support historic preservation laws, too. We agreed to keep him updated and to forward him the planimetria, land registry docs, and energy certification as soon as they become available.
“Oh, one more thing,” we said to Gabriele before hanging up. We will eventually need a commercialista to handle business licensing and accounting once the property is ready for the vacation rental market. Do you have anyone you recommend?
"I do, actually. My aunt is a commercialista in Montalcino. Our family owns a vacation rental property, and she oversees the accounting. If you’d like, I can send you her contact.”
“Yes, that would be wonderful!”
“Ok” replied Gabriele with a chuckle. “I just sent it. Her name is Rossella Martelli, but the contact will say Zia Rossi. That’s what I grew up calling her.”
The next edition of The Montalcino House will be published from Italy, where (hopefully!) we will have closed on the property and taken ownership. We hope you will tune back in.
If you are just tuning in, you can read past newsletters to learn how we found the Montalcino house and how we got it under contract.
About Montalcino
Montalcino is a medieval town of approximately 6,000 residents, located about 25 miles south of Siena, 85 miles south of Florence, and 145 miles north of Rome. Perched on a hill in the heart of the world-class Brunello di Montalcino wine-producing region, Montalcino has scenic views of the olive groves and vineyards of the surrounding countryside. Visitors come from all over the world to enjoy the town’s cultural events and to experience its wine tourism. It’s long been one of our favorite places to visit.
So excited to watch the journey and eventually stay in your magnificent new house!