In short
- Law 4495/2017 is still the main law. Works completed before 28 July 2011 can in principle be legalised.
- New declarations in categories 1 to 4 are open until 31 March 2028. Category 5 has been closed since October 2020.
- A sale of a property with unregularised works is void, and such a property may not be let either.
- Works on forest land, the seashore, streams and some protected areas can never be legalised.
- Every sale deed attaches an engineer's certificate on the building's legality, valid for two months.
The law and the categories
Law 4495/2017 governs unauthorised works and changes of use. Works completed before 28 July 2011 can be declared and legalised (τακτοποίηση), unless they fall in an excluded zone. The law sorts them into five categories, from very old works (before 9 June 1975) and minor breaches with a flat fee, to larger breaches with a fine calculated on the works.
- Categories 1 to 4: new declarations are open until 31 March 2028, after the extension in Law 5270/2026.
- Category 5, the most serious breaches: closed to new declarations since October 2020. Reopening has been announced several times but not legislated.
- Works after 28 July 2011, and earlier works never legalised: they must be demolished and attract fines. The owner pays for demolition.
Works that can never be legalised
Article 89 excludes works on forest or reforestation land, on the seashore (αιγιαλός) or beach zone, inside streams, in some protected and archaeological areas, and on public land. Such works cannot be legalised or transferred. This is why forest maps, the coastal line and nearby streams matter so much before buying a house, not only land.
Selling and letting a property with unauthorised works
Under Article 82, a sale or other transfer of a property with unauthorised works or use is prohibited and absolutely void. The same article bans letting such a property, which matters if you plan to rent it out. Exceptions include works before 30 November 1955 and works legalised with the fine paid in full or at least 30% paid.
If a seller says a problem will be legalised after the sale, be careful: the deed itself can be void. Ask for the legalisation to be completed, with the fine paid, before you sign.
The engineer's certificate and the Building Identity
Every transfer deed, including a gift, attaches the owner's sworn declaration and an engineer's certificate (βεβαίωση μηχανικού) stating that there are no unauthorised works, or that any works are legalised or fall under an exception. The certificate is filed electronically, is valid for two months, and a deed without it is void.
Buildings also have an Electronic Building Identity (Ηλεκτρονική Ταυτότητα Κτιρίου) on the Technical Chamber's platform. It gathers the permit and drawings, the energy certificate and any legalisation files, and an engineer issues a certificate of completeness that references the KAEK. For homes it is submitted at the transfer.
The seller usually hires this engineer. You can, and often should, hire your own engineer to inspect the property against the permit drawings before you commit.
What a public-data pre-check shows
Before you pay for an inspection, the pre-check shows whether the confirmed parcel touches the zones where legalisation is barred: forest maps and Natura 2000 in every report, plus mapped rivers, the coastline and national protected areas in the Extended report. It lists what to ask your engineer about each.
What it cannot tell you
It cannot see buildings, permits or legalisation files. Only an engineer's inspection against the permit drawings shows whether what is built is legal. Coastline and river layers show distance, not legal seashore or stream lines.
See a sample report →Questions for your lawyer or engineer
- 01Does a building permit exist, and does it match what is built, including every room, balcony, semi-open space, pilotis, basement and loft?
- 02Has anything been declared under Law 4495/2017 or earlier laws? Which category, and is the fine paid or at least 30% paid?
- 03Does any part fall in category 5, or in a zone where legalisation is barred (forest, seashore, stream, archaeological)?
- 04If something is not legalised, can it be done before 31 March 2028, what will it cost, and who pays?
- 05Can the property be let legally, including short-term?
- 06Will you inspect the property yourself, and will your certificate still be valid on the deed date?
Greek terms
| Greek | English | Meaning |
|---|---|---|
| Αυθαίρετο | Unauthorised building or works | Construction or use without a valid permit. |
| Τακτοποίηση | Legalisation | Declaring works under Law 4495/2017 and paying the fee or fine. |
| Ημιυπαίθριος χώρος | Semi-open space | Covered veranda; often enclosed without permission. |
| Πυλωτή | Pilotis | Open ground floor on columns; often enclosed without permission. |
| Βεβαίωση μηχανικού | Engineer's certificate | Legality certificate attached to every sale deed. |
| Ηλεκτρονική Ταυτότητα Κτιρίου | Electronic Building Identity | Digital file of the building's permits and certificates. |
| Οικοδομική άδεια | Building permit | The permit the building should match. |
Sources
- Law 4495/2017, article 82: transfer ban (Taxheaven)
- Law 4495/2017, article 83: engineer's certificate (Lawspot)
- Law 4495/2017, article 89: works that cannot be legalised (Taxheaven)
- Law 4495/2017, article 55: Electronic Building Identity at transfer (Taxheaven)
- Extension of the legalisation deadline to 31.3.2028, Law 5270/2026 (Ecopress)