Construction and development
Building Permits in Greece: Documents, Timelines, and Risks
Starting the Journey: Verification and Documentation
Construction in Greece does not start with digging, but with a thorough site inspection and document preparation. A mistake at this stage can halt a project even after the land is purchased. The main principle is: first, check the land and permit history, then proceed to architecture, budget, and construction.
How Permits Are Issued
An authorized engineer submits the application via the e-Adeies system. The electronic file typically includes:
- Property ownership documents
- Topographic plan
- Development scheme
- Architectural and engineering designs
- Energy efficiency calculations
- Owner declarations and necessary approvals
Once the permit is issued, work can begin. Before designing, it is crucial to verify the land’s zoning and current building regulations. The detailed preparation process is presented on our “How We Work” page.
Permit Validity Periods
As a general rule, a permit is valid for four years. There are exceptions depending on the type and scale of the work:
| Type of object / work | Validity period |
|---|---|
| Standard construction | 4 years |
| Buildings over 5,000 m² | 6 years |
| Demolition, earthworks, tree felling | 1 year |
Permit extensions depend on the construction stage and current regulations.
Project Changes and Legalization
Making Changes
Changes are allowed, but they cannot be made on-site by verbal agreement. If the area, volume, facades, or structural/engineering solutions change, the engineer determines whether updating the documents is sufficient or if a permit revision is required.
Illegal Structures
An illegal structure cannot simply be left outside a new project. The engineer must compare the actual state with the permits and determine if legalization, settlement, or demolition is possible. Only then is the new object calculated.
Important Aspects: Pools and Identification
- Electronic Building Identification: This is a digital technical file for the property, mandatory since 2021. It records permits, changes, plans, and the actual state. This is critical when selling real estate.
- Swimming Pools: A pool should be included in the project in advance. The procedure depends on the design, size, and site restrictions. In coastal, archaeological, or protected areas, additional permits may be required.
Examples of concepts are presented in the AILIT Group projects section. To check a site and documents, you can contact our company.