The legal and evidential questions
Real-Estate and Apartment Fraud. The first task is to distinguish contractual breach and title disputes from alleged deceit or forgery. The statutory starting point shown on this page is Article 180 (Fraud). The investigation must distinguish alleged deceptive appropriation from contractual non-performance, commercial risk or a later inability to pay.
Compare listings and representations with title, registry and notarial files, reservation or sale agreements, payment flows, possession, promised performance and communications.
A property dispute is not automatically fraud
Criminal analysis requires evidence of the alleged deceit, forgery, appropriation or intent. Title, contractual and inheritance issues may continue through civil or registry procedures even when a criminal complaint is made.
Questions to answer first
Distinguish contractual breach and title disputes from alleged deceit or forgery
Secure registry, notarial, banking and original-document evidence
Trace authority, benefit, knowledge and onward transfers
Coordinate criminal complaint, asset restraint and civil protection
Evidence that may matter
- Registry extracts and filing history
- Notarial files and powers of attorney
- Original signatures, seals and document metadata
- Contracts, bank transfers and company approvals
- Communications, possession and valuation evidence
Criminal Code articles to check
Fraud
The investigation must distinguish alleged deceptive appropriation from contractual non-performance, commercial risk or a later inability to pay.
Read full Article 180 text on this pageIllegal registration of a land transaction
May be considered alongside fraud or forgery where land-registration conduct is alleged.
Read full Article 191 text on this pageRead the relevant Criminal Code provisions
The panel below reproduces the available official English wording for convenient reading. Check the current Georgian text and the exact article part before relying on it, because later amendments may not yet appear in translation.
Article 180Fraud+
1. Fraud, i.e. taking property of another person or obtaining of title to the property by deceit for its unlawful appropriation, –
shall be punished by a fine or community service from 170 to 200 hours, or by corrective labour or house arrest for a term of one to two years, or by imprisonment for a term of two to four years.
2. The same act:
a) committed by more than one person with a preliminary agreement;
b) causing substantial damage, –
shall be punished by a fine or by imprisonment for a term of four to seven years.
3. The same act committed:
a) using the official position;
b) in large quantities;
c) repeatedly, –
shall be punished by a fine or by imprisonment for a term of six to nine years.
4. The same act committed:
a) by an organised group;
b) by a person who has two or more previous convictions for unlawful appropriation or extortion of another person’s property, –
shall be punished by imprisonment for a term of seven to ten years.
The consolidated official source is listed in the source section at the end of this guide.
Article 191Illegal registration of transactions related to land+
Illegal registration of transactions related to land, distortion of registration data in the public land cadastre or reduction of the land tax for mercenary purposes or any other personal motives, –
shall be punished by a fine or community labour from 120 to 180 hours or by deprivation of the right to hold an office or to carry out activities for up to three years or by imprisonment for up to one year.
The consolidated official source is listed in the source section at the end of this guide.
How the process may develop
Primary sources for this guide
Before acting, compare this guide with the current Georgian text and the exact document served in the case. The official English translation may not include the latest amendment.
Criminal Procedure Code of Georgia↗︎Official consolidated Criminal Code — current text & PDF↗︎Constitution of Georgia↗︎