Thousands of residential houses in Azerbaijan still remain outside official documentation. This situation creates serious problems not only for citizens but also for the state. Owners of undocumented houses cannot legally formalize their properties, benefit from mortgage and banking services, or carry out purchase-sale, donation, and inheritance transactions in a lawful manner. At the same time, the exclusion of such properties from circulation also leads to a decrease in tax and municipal revenues.
Against this backdrop, President Ilham Aliyev's decree declaring 2026 as the “Year of Urban Planning and Architecture” has intensified discussions about the potential start of a new phase in resolving the problem of house documentation. The public and experts are keenly observing whether this decision will contribute to overcoming long-standing problems, particularly in determining the legal status of undocumented residential houses.
In a statement to Modern.az, Azer Badamov, Deputy Chairman of the Milli Majlis Committee on Economic Policy, Industry, and Entrepreneurship, stated that in connection with President's decree declaring 2026 as the “Year of Urban Planning and Architecture”, changes in approaches to the issue of documenting undocumented houses are expected:
“Today, hundreds of thousands of undocumented houses exist in Baku and its surrounding settlements, as well as in the regions. This creates difficulties for citizens in exercising their property rights over their homes, in tax collection, and in registering their place of residence. From this perspective, the issue of documenting undocumented houses is always relevant, and appropriate steps can be taken within the framework of the “Year of Urban Planning and Architecture”. To grant amnesty to undocumented houses, an analysis and inspection of the areas where these houses are located must first be carried out. I consider it impossible to document houses located in dangerous areas or protection zones. This is because the protection zone of every strategic infrastructure is defined by law, and houses located in these areas pose a danger to both homeowners and make it difficult to service that infrastructure”.
The Deputy Chairman of the Committee emphasized that the adoption of new decisions regarding the situation is inevitable:
“However, houses built on lands not considered dangerous and not suitable for their intended purpose should be documented. This issue has been raised in the sessions of the Milli Majlis and it will be raised again as a general problem”.
Another member of the Milli Majlis Committee on Economic Policy, Industry, and Entrepreneurship, Mushfig Jafarov, believes that the decision regarding undocumented houses will be accelerated in 2026. He recalled that the majority of undocumented houses were built in the late 1990s and late 2000s:
“A large part of the constructions were built on land plots not intended for residential use – agricultural land, over engineering-communication lines, or in unplanned areas. It is precisely for this reason that thousands of families have been forced to live in their homes without legal documents for years”.
The parliamentarian noted that if the discussed property amnesty is applied, some houses meeting certain criteria could be granted legal status, and residents could be provided with property documents:
“If property amnesty is implemented, citizens will be able to formalize their homes, benefit from mortgage and banking services, and legally transfer their properties through purchase-sale and inheritance. Furthermore, this step will positively impact the increase in transparency in the real estate market, the more planned execution of urban planning processes, and the expansion of tax revenues”.
Another member of the Milli Majlis Committee on Economic Policy, Industry, and Entrepreneurship, Aydin Huseynov, noted that the declaration of 2026 as the “Year of Urban Planning and Architecture” is not accidental:
“Because international events held in Baku are organized at a high level for all countries, and at the same time, they are fruitful. The work done in our country in the direction of urban planning is highly commendable. As a result of Baku's historical monuments, its former historical appearance, as well as newly constructed buildings and modern urban planning elements, Baku is considered the pearl of the Caspian. The cities, villages, and settlements being built in Karabakh and Eastern Zangazur are constructed in a very modern way. Smart village projects are also being implemented, and the transition to green energy is ensured. In connection with the “Year of Urban Planning and Architecture”, major events will be held, and new examples and standards will be defined”.
The parliamentarian commented on the issue of undocumented houses as follows:
“The existence of undocumented houses presents many difficulties. When houses are documented, citizens can mortgage their property, borrow money from a bank to start a business, or engage in any other activity. At the same time, this creates a budget obligation, and they pay taxes. In both senses, the presence of undocumented houses shows its negative impact. The issue concerning non-residential areas is close to being resolved to eliminate the problem. As for residential areas, I believe that steps can be taken once the categories of land are fully known. This is because such houses are either on lands intended for agriculture, not residential use, or on the territories of various state institutions. Therefore, I consider it very important to document these houses once the land category is determined. This could be an issue that ensures the comfort and property rights of citizens, and I am confident that this issue will find its resolution”.
The deputy also stated that he has received appeals from his constituents regarding this matter:
“Of course, our constituents appeal to us. We, in turn, provide our proposals for the resolution of the issue in the appropriate manner. I believe that the relevant state institution will prepare an action plan, and the issue will find its positive resolution. I should also note that if houses do not have extracts (title deeds), residents cannot use communal services. Even if undocumented, people live in these houses with their families, and gas is not supplied because the house is undocumented. This is also a problem. The resolution of this issue would be very beneficial for our citizens”.
