Russian courts have become twice as likely to side with apartment buyers since the so-called Dolina case, but purchasers must still exercise reasonable caution to avoid losing their homes, real estate expert Natalya Pereskokova said. She shared the details in an interview with the National News Service (NSN).
Pereskokova said the shift followed a December ruling by Russia's Supreme Court in the case of singer Larisa Dolina, after which new Supreme Court chairman Igor Krasnov "energized" the judicial system, according to the expert. She said courts backed buyers in only 41 percent of cases in 2025, but that figure rose to 85 percent in 2026.
What sparked the change
Pereskokova explained that court practice is gradually reshaping how market participants behave, with judges now weighing not just whether a deal was concluded but also the buyer's good faith. She said that while some sellers previously counted on overturning contracts simply by citing their own mental state at the time, that argument is no longer enough on its own, and attempts to use the tactic are declining.
Even so, she said such lawsuits still occur, particularly involving elderly homeowners, people with mental illness, or those recovering from serious illness.
Precautions buyers should take
Pereskokova stressed that a combination of protective steps matters most. She recommended that buyers obtain certificates from psychoneurological and drug treatment clinics, have the transaction notarized, record the signing of the contract on video, confirm the seller is personally negotiating and understands the terms, and use cashless payments with a traceable paper trail. Buyers should also keep all correspondence and valuation documents, she said.
According to Pereskokova, if there is even the slightest doubt about a seller's mental state, buyers can propose that the seller undergo a voluntary psychiatric examination, which would serve as strong evidence of the buyer's good faith.
Limits of the safeguards
The expert warned that clinic certificates do not guarantee safety, since they only confirm a person is not registered with a clinic at their place of residence and say nothing about their condition at the moment the contract was signed, especially since a seller could have visited private clinics, including abroad. She said the outcome of any dispute ultimately rests with the judge, and that a buyer who fails to exercise due diligence risks a ruling in the seller's favor.
247 News Agency previously reported that a new fraud scheme has replaced the original "Dolina scheme." A resident of St. Petersburg was deceived when he bought a home that was sold along with an elderly man holding a lifetime right to live in it.
