Repairs in Athens, at first glance, all look very simple: just a few phone calls and messages and all sorted out. That’s way far from reality for those who know how things in Greece work.

Managing repairs to an Athens apartment is more complex than a few phone calls. Firstly, most of the apartments are in older buildings which have common infrastructure. As a result, repairs often involve the apartment owner/renter, the building manager and several tradesmen. Access to the property is not automatically granted so communication regarding access for repairs is usually informal and often depends on the relationship with the person who manages the building. Thus, being present in Athens for the repairs to be carried out is far more important than the homeowner having planned for them to be done.

The Largest Obstacle in Managing Repairs Remotely Is Access

The largest single obstacle of managing repairs from a distance is the problem of access. Most repair workers in Athens are used to dealing with property owners who are on the premises and expect to be able to ask questions about the repairs that are being done.

  • The property owner to allow them to enter the property;
  • To have the opportunity to discuss the nature of the problem with the property owner personally;
  • The property owner to be available to answer any questions and for further information whilst the relevant works are in progress.

When no one is present in the apartment or house then the technicians can end up delaying the repair, doing it very quickly and end up carrying out the worst repair.

Most Problems Turn into Inconsistent Larger Problems When Managed Remotely

Certain repairs are particularly difficult to manage remotely.

A leaking tap, insufficient water pressure or a broken hot water heater are urgent repairs and usually need to be completed as quickly as possible. However, explaining a plumbing problem by phone or email is not easy.

Most urgently required repairs (like leaky faucets, very low water pressure and failed hot water heaters) often can be better described over the phone than by written message. Other repairs, like faulty electrical outlets, a tripped circuit breaker or even intermittent loss of electricity are also required to be evaluated on site.

Doors, Locks and Windows

A great example of poor quality repair work are security devices installed while the owner is away.

Lousy installed security devices are frequently encountered, when homeowner is not present.

Drainage Issues and Balcony Leaks

Blockages in the drainpipes and water collecting on the balcony are usually not noticed until considerable damage has already occurred. In these cases, remote communication is normally ineffective.

Photos Are Helpful But Insufficient

Many homeowners attempt to manage repairs by sending photos of the affected items and then entering into messages with the repair person attempting to explain the repairs that are required.

Messages lack nuance and there is room for misunderstanding a problem or its solution over time and space.

Building Managers and Joint Responsibility

The Building Manager (the Homeowner’s representative) for a building or complex in Athens is typically the person who coordinates with homeowners and services providers for repairs and maintenance that are shared with other homeowners in the building.

The Building Manager may need to:

  • Allow access to common areas.
  • Coordinate with other tenants in the building.
  • Approve certain types of work.

Negotiation with the Building Manager on site is often difficult for homeowners who are not physically present on site in Athens. In many cases, a simple absence of a representative on site can lead to no repairs being carried out at all.

Language Differences Also Increase the Risk of Miscommunication

Even when a homeowner speaks some Greek it can be very difficult for them to communicate effectively with the technicians on site for issues such as plumbing, electrical work or general building repairs. Many technical terms have local nuances that can lead to small errors in communication.

These minor miscommunications can bring great problems. A person who speaks local language and is familiar with the repairs is usually needed to minimize errors, even when homeowner is not physically present.

Managing Repairs Can Cost More When Done Remotely

Remote coordination of repairs often incurs higher costs.

Reasons for increased cost include:

  • Such costs are reflected in the callout fees, which are charged by the tradesmen for time spent by them in delays caused by the remote repair coordination.
  • Multiple trips by technicians to complete the repair.
  • Temporary solutions versus long-term solutions.
  • It is not possible to negotiate a lower cost for a repair when you are abroad.

Also, it can be the case that the repairs are done in a way to solve the problem in the short term but they will have problems in the long term.

Verification of Repairs

Perhaps the greatest risk of all, however, for the absentee owner, is the simple misperception that all has been fixed.

A simple statement indicating “it is fixed” does not ensure:

  • That the issue will not recur.
  • That no hidden damage exists.
  • That the appropriate materials were used.

Without confirmation of completion of work undertaken, problems can re-occur weeks or even months later.

Local oversight guarantees that repairs are completed correctly.

Managing Emergency Repairs From Another Country

Emergency repairs amplify every challenge.

Leaks, power failures and breaches of security are for instance urgent matters that in general need to be solved immediately. This is often very difficult from abroad.

A local coordinator can:

  • Arrive at the property immediately.
  • Make rapid decision.
  • Prevent further damage.
  • Arrange for multiple contractors to address the problem.

In emergency repairs, speed is everything.

Repairs Often Reveal Deeper Problems

Often repairs reveal underlying problems.

  • Leaks show old pipes.
  • Electrical faults expose old wiring.
  • Broken locks highlight security deficiencies.

The absent owner will typically have no knowledge of subsequent problems unless they occur repeatedly over time.

On top of managing the one-time repair, it is also crucial to recognize potential problems that arise on top of the obvious repair.

Why Managing One-Time Repair Coordination Is High-Risk

Many absentee owners regard each single repair as a separate occurrence and thus fail to realize that repairs are part of a continuous process of maintenance.

Without subsequent inspections the absentee owner has no way of knowing whether:

  • Repairs are holding up over time.
  • New problems develop.
  • Seasonal conditions create new threats.

Therefore, effective repair coordination requires ongoing monitoring.

The Role of Regular Home Visits

By conducting regular home visits, the absentee owner can also facilitate repair work and subsequently monitor newly repaired areas for future problems to develop.

  • Find issues early.
  • Reduce emergency repairs.
  • Monitor newly repaired areas.
  • Recognize patterns over time.

By conducting regular home visits, in combination with repair coordination, absentee owners are able to maintain continuity of the effective maintenance of their property as opposed to a typical reactive approach.

Successful Management of Repairs by Absentee Owners

Here’s how some Absentee Owners manage their repairs.

This representative:

  • Acts on their behalf.
  • Gains access to the property.
  • Coordinates technicians.
  • Verifies the work.
  • Provides clear communication.

Having a single representative for the absentee owner facilitates a structured way of managing repairs.

What to Look For in a Local Repair Coordination Service

A successful local repair coordination service should:

  • Respond promptly.
  • Have experience in working with properties in Athens.
  • Have established relationships with trusted contractors.
  • Confirm that photographs and detailed reports of the work are provided.
  • Provide follow-up communications after repairs are completed.

Until the absentee owner meets the above criteria, managing the repairs and the co-ordination of local services will continue to be problematic.

Emotional Stress Associated With Managing Repairs From a Distance

The problems associated with managing repairs from abroad, although difficult to solve, have a much greater emotional impact.

Absentee owners have reported experiencing:

  • Continuous anxiety about potential repairs.
  • Anger and frustration due to delays in repairs.
  • Concerns about excessive costs for repairs.
  • Loss of confidence in their ability to maintain their property.

Having a local representative there to manage repairs alleviates a lot of the emotional stress involved in managing properties remotely.

Returning to Your Property After Repairs

Returning to your property after repairs have been conducted is also a good indicator of a successful job.

  • Upon entering the property, everything functions properly.
  • There is no odor.
  • There is no evidence of incomplete or unpermitted work.
  • There are no unexpected surprises.

This all happens by coincidence? No, someone is coordinating everything properly and you are being kept up to date!

Managing Repairs Is About Control, Not Convenience

It is not possible for you to be abroad and not to have control over your property.

It means that you will be kept up to date with respect to any developments related to the repair of your property and you will be adequately protected with respect to the work which is being carried out.

Final Comments

Coordinating repairs to be done in Athens from abroad is a difficult task but not impossible to be accomplished.

Coordination of repairs outside of Athens to function smoothly for an absentee owner depends on having a local presence on his or her behalf. This local presence can gain access to the property and communicate with contractors, make decisions and verify the work that has been done.

Distance adds complexity to repairs. Proper local coordination provides control.

If you are an Absentee Owner of a house or apartment in Athens, Greece then repairing your property is not something to be taken lightly, it needs some thought and planning.

Distance adds complexity to repairs. Proper local coordination gives control to the absentee owner.