{"id":4841,"date":"2025-04-03T14:25:21","date_gmt":"2025-04-03T12:25:21","guid":{"rendered":"https:\/\/sciberras.legal\/?p=4841"},"modified":"2025-04-03T14:25:25","modified_gmt":"2025-04-03T12:25:25","slug":"construction-impacting-neighbouring-properties","status":"publish","type":"post","link":"https:\/\/sciberras.legal\/pt\/2025\/04\/03\/construction-impacting-neighbouring-properties\/","title":{"rendered":"Construction impacting neighbouring properties"},"content":{"rendered":"<p class=\"wp-block-paragraph\"><strong>From the series Living, Land &amp; Law: Fortnight Insights \u2013 Article <\/strong>7<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Do property owners have the right to construct buildings to any height, disregarding the impact on neighbouring properties, including access to shared facilities like water tanks? \u00a0<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">One consequence of the right of ownership of immovable property is the presumption of vertical ownership, set out in Article 323 of the Civil Code, and which stipulates that whoever has the ownership of the land, also has that of the space above it and of everything on or over its surface. Nonetheless, this is a <em>juris tantum <\/em>presumption, meaning that it is rebuttable, and can be limited through the public deed. Ancillary to this presumption is Article 324 of the Civil Code which states that any improvements which take place either on or over or under the land shall be deemed to have been made by the owner and at his own expense.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">From these two articles it can be concluded that the owner, unless limited by law, may construct his building to any height which he pleases.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Nonetheless, in terms of the provisions of the Civil Code, there is also a prohibition which may be imposed on a servient tenement from developing the servient tenement beyond a stipulated height. This easement emerges from Roman Law, and it is referred to as the <em>Altius Non Tollendi<\/em>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The <em>Altius Non Tollendi <\/em>is a non-apparent easement which does not allow the owner of the servient tenement from doing something, involving the raising of higher structures. The determination as to whether there is a servitude of <em>Altius Non Tollendi<\/em> is establishing whether a tenement holds a relationship of dominance over the other. Therefore, this servitude, through which neighbouring buildings are not allowed to exceed a certain height, so as not to impair the views of another tenement, must arise from a deed.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Nonetheless, in this regard, one can also refer to the easements regulating the dividing wall, also known as the party-wall or the boundary wall, as stipulated in the Civil Code. The dividing wall is the wall which separates two adjacent tenements. In terms of Article 414 of the Civil Code, which deals with the raising of the common wall, every co-owner may raise the height of a common wall, but is solely liable for the expenses incurred for:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">&#8211; Raising the height of the wall;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">&#8211; Keeping in good repair the part raised above the height of the common wall.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Carrying out such works as may be necessary for the support of the additional weight resulting from the raising of the wall, so that the stability of the wall will not be impaired.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Moreover, in terms of Article 415 of the Civil Code, if the common wall is not in a condition to stand additional height, the landowner who wishes to raise its height must have it entirely reconstructed, and this is at his own expense. Similarly, in the consequent article, it is also made clear that the party raising the common wall is also liable and bound to make good to his neighbour any damage which the latter may have suffered, in consequence of raising the party wall.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Our team of property law experts at Sciberras Advocates in Malta is here to assist with any property issues you may encounter. Feel free to reach out to us at\u00a0<a href=\"mailto:info@sciberras.legal\">info@sciberras.legal<\/a>\u00a0for professional support.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Este artigo destina-se apenas a fins informativos e n\u00e3o deve ser interpretado como aconselhamento jur\u00eddico.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em><strong><em><strong><em><strong><em><strong><em><strong><em><strong>Artigo e pesquisa realizados por Sra. Caitlin Turner, atualmente a frequentar a licenciatura em Direito (com honras) na Universidade de Malta<\/strong><\/em><\/strong><\/em><\/strong><\/em>.<\/strong><\/em><\/strong><\/em><\/strong><\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em><strong>A Sciberras Advocates, fundada pelo Dr. Adrian Sciberras, \u00e9 uma sociedade de advogados sediada em Malta. A firma orgulha-se de ser multidisciplinar, inovadora e flex\u00edvel, de modo a responder \u00e0s mudan\u00e7as dos tempos e a quaisquer desafios no cen\u00e1rio jur\u00eddico local e internacional. Independentemente das exig\u00eancias complexas privadas ou corporativas, a Sciberras Advocates oferece solu\u00e7\u00f5es jur\u00eddicas pr\u00e1ticas e rent\u00e1veis para alcan\u00e7ar os resultados desejados. Pode contactar a Sciberras Advocates por telefone atrav\u00e9s do <a href=\"tel:+35627795222\">+35627795222<\/a>ou por e-mail em <a href=\"mailto:info@sciberras.legal\">info@sciberras.legal<\/a>.<\/strong><\/em><\/p>","protected":false},"excerpt":{"rendered":"<p>From the series Living, Land &amp; Law: Fortnight Insights \u2013 Article 7 Do property owners have the right to construct buildings to any height, disregarding the impact on neighbouring properties, including access to shared facilities like water tanks? \u00a0 One consequence of the right of ownership of immovable property is the presumption of vertical ownership, [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":4842,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"content-type":"","footnotes":""},"categories":[31],"tags":[],"class_list":["post-4841","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-updates"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.3 - 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