Legalization of Unauthorized Buildings
Deadline for inclusion of categories 1–4: until 31 March 2028 (Law 4495/2017 → Law 5306/2026). Category 5 remains closed to general inclusion.
Without completed inclusion and Electronic Building Identity (where required), a property transfer does not close — the deed is blocked under the Code.
The office of Nikolaos Tzortzatos — Architect handles legalization of unauthorized buildings throughout Greece: inspection, recording of deviations, categorization, inclusion file in the TEE system and, where a sale requires it, Electronic Building Identity (HTK). Based at 5 Lalechou Street, 3rd floor, Neo Psychiko 15451.
Regularization or legalization?
In everyday use, τακτοποίηση and νομιμοποίηση αυθαιρέτων describe the same act: declaring and including an unauthorized construction or change of use in the TEE electronic system under Law 4495/2017 (recodified in Law 5306/2026). It is not a building permit and does not “legalize” unauthorized work after 28 July 2011 the way a new permit would.
Publicly, this office uses legalization of unauthorized buildings. Regularization appears here only so the older search term is not confused with a different procedure. The filing is inclusion (υπαγωγή).
Categories of unauthorized works
Unauthorized constructions and changes of use completed before 28 July 2011 may be declared, where inclusion is allowed. Category is set after inspection.
| Category | What it covers | What applies |
|---|---|---|
| 1 | Works or changes of use before 9 June 1975 in buildings mainly used as dwellings | Inclusion with fee; no unified special fine; permanent exemption from demolition |
| 2 | Works before 1 January 1983 | Inclusion until 31 March 2028, with documents and fine set by the Code |
| 3 | Minor infringements of limited environmental impact | Inclusion; as a rule, fee without unified special fine |
| 4 | Medium excesses of coverage, floor area or height — indicatively up to about 40% coverage/floor area | Inclusion until 31 March 2028 |
| 5 | Large excesses or building without a permit beyond categories 1–4 | Closed to general inclusion since 2020 |
The 40% line is indicative; the Code sets separate ratios. Work after 28 July 2011 does not fall into these categories.
State fee and cost
Inclusion requires a state fee by declared surface:
- up to 100 m² — €250
- 100–500 m² — €500
- 500–2,000 m² — €1,000
- 2,000–5,000 m² — €4,000
- over 5,000 m² — €10,000
The fee is credited against the unified special fine where a fine is due. It is not refundable. Example: 120 m² of declared unauthorized surface falls in the 100–500 m² band; the fee is €500. Any special fine is calculated separately in the TEE system after inspection. This office does not publish professional fees.
The process
- Inspection and collection of titles, building permit and drawings; recording of deviations.
- Categorization (1–5) and check whether inclusion is allowed.
- Filing the declaration and dossier in the TEE electronic system.
- Payment of the state fee and, where due, the unified special fine.
- Preparing Electronic Building Identity where a transfer requires it.
- Completing inclusion; certificate for a notary, bank, or renovation without pending unauthorized works.
Documents
The full list follows the inspection. Typically:
- title deeds
- building permit and drawings, where they exist
- owner’s ID
- E9 and cadastral code (ΚΑΕΚ), where available
- photos of the unauthorized works or uses
- engineer’s declaration / technical report
Throughout Greece
Based at 5 Lalechou Street, 3rd floor, Neo Psychiko 15451; legalization of unauthorized buildings throughout Greece. About 343 projects since 1976.
Related: building permits / HTK · renovations · design and supervision.
Nikolaos Tzortzatos — Architect · 5 Lalechou Street, 3rd floor, Neo Psychiko 15451 · +30 210 6716237.
Frequently asked questions
Do you handle legalization throughout Greece? Yes. Based in Neo Psychiko (5 Lalechou Street); we handle legalization of unauthorized buildings throughout Greece.
What is the deadline? Categories 1–4 may be submitted until 31 March 2028 (Law 4495/2017 → Law 5306/2026).
Is the Building Identity required for a transfer? Yes, where required. We prepare it together with the legalization file.
Who is the architect? Nikolaos Tzortzatos — Architect, Neo Psychiko. Tel. +30 210 6716237.
For a first conversation, with no obligation: Nikolaos Tzortzatos — Architect · 5 Lalechou Street, 3rd floor, Neo Psychiko 15451 · +30 210 6716237.