Buying a Techo Propio home from a developer in Peru: what to check before you sign

Who can sell you a Techo Propio home

On the new-home purchase track (Adquisición de Vivienda Nueva, AVN) you do not buy from just any real-estate company. You buy from a developer (promotor) with a registered project. The Operating Regulation (Resolución Ministerial 0104-2025-VIVIENDA) defines it:

“Promotor. - Persona natural o jurídica que promueve, construye y vende las viviendas de los proyectos habitacionales. Es responsable del desarrollo integral del proyecto y su construcción, bajo el marco del Programa.”

(A person or company that promotes, builds and sells the homes, and is responsible for the whole project and its construction under the program.)

The developer can be a company or an individual. What cannot be missing is the registration:

“Los Proyectos antes de ser ofertados, deben ser inscritos en el Registro de Proyectos. El código de Registro de Proyectos, otorgado por el FMV faculta al Promotor a participar en el Programa.” (article 9.1)

(Projects must be registered before they are offered. The registration code issued by the Fondo MIVIVIENDA is what allows the developer to take part in the program.)

An AVN project has at least seven social-interest homes (VIS). And the program’s purchase contract is one where the developer “se obliga a transferir al GFE una VIS terminada o bien futuro del Proyecto inscrito en el Registro de Proyectos” (undertakes to transfer a finished or off-plan home in the registered project to the eligible family), under article 19.4. You can buy off-plan or finished, but always inside a registered project.

What this means for you: before you reserve, ask for the project registration code and your unit’s code (CUH), and confirm them with the Fondo MIVIVIENDA. If the seller does not have them, the home is not in the program, whatever the advert says.

The AVN regulation does not use the figure of a “technical entity” (entidad técnica): when you buy a new home, the other party is the developer.

The price: the contract price, under the cap

The regulation does not set a price. It says the home’s value is what you agree:

“El valor de la VIS es el precio estipulado en el Contrato de Compraventa respectivo acordado entre el GFE y el Promotor sobre condiciones de mercado, en el que además se indica el valor del BFH, del Ahorro y del Financiamiento Complementario de corresponder.” (article 5.1)

(The home’s value is the price in the purchase contract, agreed at market conditions, and the contract must also state the grant, the savings and any top-up loan.)

That price has a ceiling, updated by decree. For 2026, Decreto Supremo 012-2026-VIVIENDA sets:

When the cap goes up, your price does not rise with it automatically. The same decree says moving the price to the new cap “solo puede efectuarse en los supuestos y conforme a las condiciones previstas en el Reglamento Operativo” (can only happen in the cases and on the terms of the Operating Regulation). And the regulation only lets the developer update the price in the registry when “el CUH se encuentra sin asignación de BFH” (the unit has no grant assigned), under article 12.3. If your unit already has a grant assigned, ask in writing why the price is changing.

To compare Techo Propio with the Crédito Mivivienda mortgage, read Techo Propio or Mivivienda.

Savings: how much, and how they are recorded

The grant does not cover everything. To become a beneficiary you must “contar con el Ahorro, conforme a lo previsto en el cuadro del numeral 5.2” (have the savings set in the table in article 5.2), under article 19.1.b. That table sets savings as a percentage of the home’s price:

If grant plus savings do not reach the price, the gap is the top-up loan (financiamiento complementario), which the regulation defines as the difference between the home’s price and the sum of grant and savings.

Savings can be recorded in two ways:

“El Ahorro puede ser acreditado mediante el depósito en la cuenta recaudadora a nombre del FMV o mediante declaración jurada emitida por el Promotor, en este último caso, dicha declaración jurada se incluirá en el Formulario Único de Asignación y debe indicar la confirmación de la recepción del Ahorro por parte del Promotor” (article 19.2)

(Savings can be proved by a deposit into the Fondo MIVIVIENDA’s collection account, or by a sworn declaration from the developer, included in the Formulario Único de Asignación, confirming it received the money.)

What this means for you: if you pay your savings straight to the developer, your proof inside the program is that confirmation in the Formulario Único de Asignación. The form, signed by you and the developer, must state the price, the grant, the savings and the loan, where your money came from, and confirmation that the savings were received (article 18.1.a). Check that the figures match the contract.

What to check in the contract before you sign

1. The delivery period and when it starts. The regulation requires the developer to meet the contract’s deadlines, but the period “se contabiliza a partir del desembolso del BFH” (runs from the grant disbursement), under article 14.1.f. Not from signing. If the developer needs more time, it must sign an extension addendum with you and file it with the Fondo MIVIVIENDA.

2. Minuta and plans. The developer must “entregar copia de la minuta y de los planos completos” (give a copy of the minuta and the full plans) to the beneficiary family, under article 14.1.h. Ask for them.

3. What the home must have. Article 4.2 sets a minimum: plumbing and electrical installations with working public utilities, a living-dining area with kitchen and sink, two bedrooms with doors, a bathroom with a door, washbasin, shower and toilet, and a laundry space. Compare that with the plan.

4. Changes to the project. If the developer changes technical features of a unit that already has a grant assigned, it needs your approval through a signed addendum to the contract (article 12.5). The regulation requires your signature for those changes.

5. The grant’s clock. Once you are a beneficiary, that status lasts 24 months. If in that time the developer, bank or lender does not request the disbursement, you lose the status and the right to the disbursement, except for exceptions the Fondo MIVIVIENDA assesses (articles 20.2 and 20.3). Ask the developer what stage the building work is at and when it will request the disbursement.

Everything else you check in any purchase from a developer (information before signing, minimum contract content, warranties, complaints) still applies. It is in buying a home in Peru: what to check before you sign. If the contract has terms that look unfair, read adhesion contracts and unfair terms.

If the developer defaults

Your consumer rights do not change because you use the grant. What the regulation adds is protection for your eligibility. If the developer defaults, the Fondo MIVIVIENDA “restituye la condición de elegible a los beneficiarios del BFH, siempre que no cuenten con una propiedad a nombre de alguno de los miembros del GF” (restores the beneficiaries’ eligibility, provided no family member owns a property), under article 32.1. But only in three cases: a lawsuit to recover the grant has started, the lender that backed the project is being liquidated, or the trust is being enforced. Restored eligibility is granted only once.

A new regulation on the way

The Ministry of Housing published for comment a draft of a new regulation for this track. It is not law yet; see «Possible changes ahead» below. Before you sign, ask the Fondo MIVIVIENDA which regulation applies to your case.

What this page does not cover

We do not give the Bono Familiar Habitacional amount, because the regulation sets it in UIT and its table still refers to 2024 home values. We do not cover your family’s eligibility to apply (see Techo Propio or Mivivienda), the build-on-your-own-land or home-improvement tracks, the guarantees the developer gives the Fondo MIVIVIENDA, or how to complain against the developer.