Write-up 1494 of the Maltese Civil Code (Chapter 16 of the Guidelines of Malta), defines Emphyteusis as follows:

“Emphyteusis is a deal whereby a single of the contracting events grants to the other, in perpetuity or for a time, a tenement for a stated yearly rent or ground-hire which the latter binds himself to pay back to the previous, both in cash or in sort, as an acknowledgment of the tenure.”

Emphyteusis is common of Continental law (European) and not English law. It is extremely different from lease or rent of a dwelling residence or a piece of land. This is since compared with lease, Emphyteusis is a authentic correct which attaches to the land remaining contracted and not to the individual contracting these kinds of correct. On the other hand, lease, currently being a individual suitable, does not connect to the land or the dwelling home currently being granted, but only to the individual receiving the lease. The legal implications arising out of these distinctions are sizeable, primarily with regards to the legal rights and obligations of the contracting get-togethers.

The deal of Emphyteusis have to be produced by public deed prior to a Notary Community. It would be null if performed by means of a private writing. Lease, on the other hand could be entered into by non-public crafting and will have the force of legislation. The agreement of Emphyteusis are not able to be adjusted all through the emphyteutical period of time. When the ground-lease is proven, it can not be adjusted. Direct Wills Trusts Reading – Fast, Cost Effective. Professional

Posting 1494 provides a few crucial phrases which need to have to be clarified:

i. perpetuity or for a time

There are two sorts of empytheutical grants: Perpetual Emphyteusis and short term Emphyteusis. The previous is a payment which need to be effected on a yearly basis with the legal solution of redemption. Redemption renders the land freehold. Non permanent Emphyteusis, on the other hand, is a contract for a selection of many years. (Normally in Malta the most popular number of many years contracted for are 17 several years, 21 years, 99 decades and 150 a long time.)

ii. said annually rent or floor-lease

The ‘canone’ or ground-rent should be said in the deal, beneath soreness of nullity, and is to be paid annually to the dominus, i.e. the proprietor of the residence.


The utilista acknowledges the simple fact that he can legally delight in that assets and must accept the dominus as being the true operator of these types of assets.

The deal of Emphyteusis is a sui generis contract whereby the dominus, who is the genuine proprietor of the assets, is quickly divested of all his ownership rights. Such legal rights and obligations are shifted to the ‘utilista,’ the person enjoying these grant, through this sort of period. On the expiration of the agreement, the residence, with all the advancements made to it, will revert to the dominus and there will be no right to lengthen the Emphyteusis.

In the outdated times, Emphyteusis applied to be granted by land entrepreneurs to farmers who tended the land. From time to time the arrangement would be that as acknowledgment, relatively than shelling out dollars, the farmer would deliver to the dominus aspect of the develop, harvest or fruit yielded by that land.

Ownership legal rights and obligations are, through the functioning of the Emphyteusis, vested in the utilista and not the true owner. Short article 1507 states that the utilista is certain to carry out any obligationimposed by regulation on the entrepreneurs of structures or lands. This demonstrates the accountability which the utilista has in terms of routine maintenance of the assets. He will have to take care of this sort of residence as if it were his own. If, nonetheless, there is significant price in carrying out this kind of obligation, the utilista could implement before the Civil Court docket Initial Corridor to desire that the dominus be compelled to add a portion of the expenditure. In such a scenario the court docket will just take into thought, generally, the contract of Emphyteusis entered into by the parties, the remaining interval of the grant, the quantity of floor-hire and other situation suitable to the demand from customers.

The utilista has a incredibly wide ideal of disposing of the residence held underneath Emphyteusis he may possibly dispose of the emphyteutical tenement by suggests of a general public deed which can both be an act inter vivos, i.e. designed during his lifetime, or causa mortis, i.e. made soon after his death, in this scenario, by signifies of a will. The utilista may sell the Emphyteusis to a 3rd celebration for a specified quantity of cash. Definitely, he will be offering the remainder of the emphyteutical period of time. In addition, he could grant the residence the moment yet again underneath Emphyteusis, recognised as sub-Emphyteusis, in which circumstance, he will be acquiring a ground-lease himself.

This sort of alienation of residence does not need the authorization or consent of the dominus, in either scenario. Moreover, the rights and obligations of the utilista will, on transfer, be shifted onto the new utilista or sub-emphytheuta. The latter will only develop into the new utilista right after the dominus has acknowledged him. Except if the new utilista is recognised to be incapable of carrying out his contractual obligations, the dominus simply cannot refuse to acknowledge him. In situations wherever the dominus refuses to admit the new utilista, the latter will however keep on being personally certain to the previous for the payment of the floor-lease.

In the course of the period of the working of the Emphyteusis, the utilista has the suitable to ‘alter the area of the tenement, supplied he does not lead to any deterioration thereof'(Write-up 1506(2)). So, if the utilista would like to construct further more or to increase even more to the now current buildings on the land, he may possibly do so. What’s more, he is entitled to any ‘treasure trove’ that he may well discover on these home. The dominus is not entitled to a share.

On expiration of the Emphyteusis, the utilista is sure by regulation to return the land or tenement with all the enhancements created all over the several years through which the house was underneath Emphyteusis.