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  5. Judicial protection of investor’s rights to an object under construction

“Pravova derzhava”. Issue 37 (2026), pages 538–550.

DOI: 10.33663/0869-2491-2026-37-538-550

Koroied Serhii
Judicial protection of investor’s rights to an object under construction

ISSN online: 2617-9776 print: 0869-2491

Introduction: The legislation that was in force before the entry into force of the Law of Ukraine “On Guaranteeing Property Rights to Real Estate Objects to be Constructed in the Future” did not define special methods of protecting the rights of investors to objects under construction. Since previously concluded contracts, on the basis of which investments in residential real estate objects were made, continue to be valid today, the problem of protecting the rights of such investors remains relevant. At the same time, in judicial practice, in some cases, courts allow the recognition of the investor’s ownership of the relevant real estate object as possible, while in other cases they recognize only property rights to it; decisions are also made to claim property rights. And the Supreme Court generally concluded that it is impossible to recognize the ownership of an object under construction that has not been put into operation in court. This situation does not contribute to legal certainty and effective protection of investors’ rights. In this regard, the issues of determining the appropriate methods of protecting the investor’s property rights in court remain relevant.

The aim of the article: The purpose of the article is to determine the appropriate methods of judicial protection of the violated rights of an investor to a residential real estate object invested in (both under construction and already put into operation) and the grounds for their application.

Results: The results of the study are based on a systematic analysis of individual judgments of the Supreme Court, which formulate key conclusions regarding the protection of investors’ rights to residential real estate using both property and binding methods of protection, depending on the status of the real estate object and the status of violator. The possibility of recognizing in court the investor’s ownership rights only to those real estate objects located in completed buildings has been established. The prerequisite for this is the investor’s lack of the opportunity to formalize the right of ownership extrajudicially. Failure to accept the real estate object for operation makes it impossible to apply such a method of protecting the investor’s rights as recognition of the right of ownership of such an object. At the same time, this does not deny the possibility of judicial protection in another way of the investor’s rights violated by the developer. Case law supports the protection of the rights of an investor who has fully paid the fee for real estate, but the construction object has not been put into operation, and the developer questions his fulfillment of his obligations under the contract by recognizing the investor’s property rights to the investment object. At the same time, in cases of protection of the investor’s rights in a dispute not related to the developer, but with a third party who has acquired the rights to the investment object (the so-called double sale of the investment object), the appropriate method of protection will be to claim the investment object or property rights to it. Along with the use of property-legal methods of protecting the investor’s rights, other methods of protecting his rights may be used in the event of a breach by the developer of the terms of the contract. In particular, in the case of a “double sale of the investment object”, the investor may restore his rights by recovering from the developer the funds that he paid under the investment contract and the losses incurred due to improper execution of contractual obligations; in the event of a breach of the terms of the contract, in particular, violation of the terms of putting the object into operation, the investor has the right on compensation for moral damage.

Conclusions: Thus, the legal proprietary methods of protecting the rights of an investor on a real estate object in court depend on the completion of construction and putting the object into operation (before or after this), which will determine the type of object, the ownership of which will be subject to protection (real estate or property rights to it), as well as it depends on the entity that disputes the investor’s rights to the object purchased by him - the developer or a third party that acquired the rights to such an object. Obligatory legal methods of protection can be applied in cases of breach of the contract by the developer, without dispossessing of investor of his property, and include compensation for losses or penalties and moral damage.

Keywords: object under construction, real estate, housing, property rights, ownership, methods of protection, recognition of property rights, recovery, judicial protection, judicial practice, investor, developer.

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Дата першого надходження рукопису до видання: 19.01.2026
Дата прийнятого до друку рукопису після рецензування: 03.03.2026
Дата публікації: 24.03.2026

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