Building Permits and Small-Scale Approvals

The office of Nikolaos Tzortzatos prepares and files building permits, small-scale works approvals and Electronic Building Identity throughout Greece. The seat is in Neo Psychiko. We do not publish fees; the work is the file, not contracting.

Building permit and small-scale works approval

Not all works go through the same type of file. A building permit covers new construction, additions of volume or floor area, interventions in the load-bearing structure, changes of use, and anything that alters the coverage diagram. A small-scale works approval covers smaller interventions on an existing building, when the Code so provides.

Indicatively, a small-scale approval often includes internal rearrangements that do not touch the structure, replacement of frames, finishes, certain pergolas and uncovered-space works within limits. Indicatively, a building permit is required for a storey or an extension, for a change of use from housing to commercial premises, and for works that modify coverage, floor area or height.

The owner does not choose the threshold from a table on the internet. It is decided from the existing permit, the planning rules and the exact scope. That is why a check of titles and a site inspection come first. If the project is a renovation, the type of file follows from the record, not from the word “renovation”.

Electronic Building Identity

Electronic Building Identity is an electronic file for the building or the divided property: permit data, drawings, a table of unauthorized works where they exist, and an engineer’s declaration. It is not a building permit and it does not replace inclusion. It is a separate act, required on a transfer where the law so provides.

For a sale, a parental gift or another transfer to close, the notary asks for Electronic Building Identity. If the property has undeclared unauthorized constructions or changes of use, the identity cannot be completed properly without inclusion — where inclusion is allowed. That is why legalization of unauthorized buildings and Electronic Building Identity are handled together when there is a deviation from the permit. Categories 1–4 have an inclusion deadline of 31 March 2028 (ν. 4495/2017 → ν. 5306/2026).

Electronic Building Identity is also required in other cases the law sets (indicatively certain leases, or a link to a new permit). The list is not fixed on a web page; it is examined per property.

Engineer’s certificate for a transfer

The engineer’s certificate for a transfer accompanies the file to the notary. It states the planning condition of the property as recorded: permit, Electronic Building Identity, inclusions. It does not clear unauthorized work that has not been included and it does not replace a building permit.

It is drawn up after the site inspection and the check of titles and drawings. If a permit is missing, drawings have been lost, or there is a deviation, the certificate records it; it does not omit it so the deed can close sooner.

Documents

The final list follows the site inspection. Indicatively required:

• title deeds
• building permit and approved drawings, where they exist
• topographic survey and coverage diagram, where required
• the owner’s identity document
• E9 and KAEK, where they exist
• photographs of the existing condition
• engineer’s declarations and, where required, a structural or M&E study

If the old permit file has been lost, a certificate is requested from the Building Authority. Further items are added only when the scope requires them.

The procedure in the electronic permitting system

The file is submitted electronically in the state’s permitting system. The order is fixed; the time needed depends on the drawings to hand and on whether inclusion must come first.

1. Check of titles, existing permit and visible deviations.
2. Site inspection and record of the condition.
3. Classification: building permit, small-scale approval, or unauthorized-building inclusion first.
4. Preparation of studies and drawings; where needed, work with a structural or M&E engineer.
5. Electronic submission and follow-up of the file.
6. Electronic Building Identity and the engineer’s certificate, when the instruction is a transfer or the permit requires them.

If the project goes to construction, supervision is a separate instruction, against the approved drawings.

Throughout Greece

The seat is at 5 Lalechou Street, 3rd floor, Neo Psychiko 15451; permits, approvals and Electronic Building Identity are carried out throughout Greece.

Since 1976 the office has about 343 projects. The file follows the same Code whether the property is in Athens or elsewhere.

For a first conversation, with no obligation: Nikolaos Tzortzatos — Architect · 5 Lalechou Street, 3rd floor, Neo Psychiko 15451 · +30 210 6716237.