You have an Athenian apartment which has been lying idle for many years. Perhaps you are thinking of selling it or even of refurbishing it before you decide to put it on the market. And it is when the notary, the buyer’s solicitor or the contractor in question asks for the PEA that you suddenly realize that there must be some snag!
The Greek energy performance certificate is called a PEA (Πιστοποιητικό Ενεργειακής Απόδοσης). Simply owning a home in Greece, even an empty one, does not in itself require a PEA. It is needed when a sale, rental or major refurbishment is in the offing, subject to the applicable exemptions.
You can arrange the certificate while abroad, but a licensed energy inspector has to visit your property in Greece and issue the required document.
Quick answer
- When it is required: A PEA is generally required for the sale or renting of buildings and/or units, as well as for completed new constructions and major refurbishments.
- Advertising: The energy performance classification must be included in commercial advertisements for properties offered for sale or rent where a PEA is required.
- Validity: Up to 10 years, unless major renovation or another applicable change ends its validity earlier.
- Vacant homes: There is no obligation to obtain a PEA simply because you own an empty home. Upon inheritance or by way of gift, however, check with your notary and engineer about the documents required.
What is a PEA?
The Ministry of Environment and Energy (ΥΠΕΝ, YPEN), through its guidance on the Greek Building Energy Performance Regulation (ΚΕΝΑΚ, KENAK) and Law 4122/2013, describes the PEA as a document which contains information on a building’s typical energy performance and cost-effective measures to improve it.
The assessment, which involves checking the exterior walls and roofs, windows, space and water heating systems as well as cooling systems, results in an energy class rating, together with suggestions for improving energy performance.
The certificate describes the property, not the owner.
When do you need a PEA?
The sale and rental of buildings and units, as well as the completion of new buildings and major renovations, generally require a PEA according to YPEN’s guidance.
For the owners this guide is written for, the following are the main instances in which a PEA is required:
- Selling: A valid PEA must be available before the signing of a sale contract. Its details are recorded in the deed and the relevant transaction documents.
- Advertising a sale: When a property is advertised for sale, its energy class must be included in commercial advertisements where the property is subject to the PEA requirement.
- Substantial renovation of the building: A new PEA is required after the completion of a major renovation. Your engineer should confirm whether the proposed works meet the legal definition of major renovation.
- Renting: A valid certificate is also generally required when letting to a new tenant. An existing PEA that remains valid can be used; a new certificate is not automatically required for each sale or letting. However, this guide is for the owner of a vacant property that is not rented out and is left locked up for long periods. ıÉ´¹º É 04.07.2025
The requirement depends on the property and the transaction, rather than whether the owner or buyer lives abroad.
Also in connection with the PEA there is another important document, the electronic Building Identity (HTK), which contains the building’s technical documentation.
What if you sell, inherit or receive a gift?
Overseas owners selling a property in Greece need to build in the time to obtain a valid PEA before listing the property and prior to the notarial deed.
Inheritance itself is not listed among the standalone reasons for issuing a PEA under Article 12 of Law 4122/2013. Gifts and parental transfers may nevertheless require a PEA as part of the electronic Building Identity. TEE’s guidance explains that inclusion of a PEA in the HTK depends on whether one can be issued for the property, rather than the type of notarial transaction alone. ıÉ´¹º É 04.07.2025
Please ask your notary and engineer to confirm the requirements for your transaction. We have written a first-year guide to inherited property which will give you a good first-year overview of all the aspects of ownership.
What are the fines?
And if you fail to comply with the law? Article 20 of Law 4122/2013, in the consolidated text published by YPEN, provides for fines between €200 and €10,000 for breaches of the relevant requirements. Factors include the property’s size and use, the systems involved, the degree of fault and any repeated breach. ıÉ´¹º É 04.07.2025
Check the current provisions and enforcement procedures with an official source or your lawyer.
Who issues a PEA?
Only a registered energy inspector (ενεργειακός επιθεωρητής, energiakós epitheorités) can issue a PEA. The owner appoints the inspector.
What to expect:
- A physical visit: The inspector visits the property to record, measure and photograph the relevant features and systems. Access must be arranged by the owner or their representative.
- Ownership documents: The inspector will confirm which documents are needed, such as title deeds or a registered sale contract.
- Plans: Any available drawings for the property.
- Heating, cooling and glazing: Details of installed systems, including their age and condition.
- Registration: The certificate receives a protocol number through the Ministry’s electronic registry.
If you are abroad, it would be wise to choose the inspector first and then decide who will let them in. An inspection can usually be carried out while you are away from Greece. If someone will also sign the sale documents on your behalf, ask your notary about the required power of attorney. Providing access for an inspection does not, by itself, require the same authority as completing a sale.
How long is a PEA valid?
Under Article 11 of Law 4122/2013, a PEA is valid for up to 10 years from its issue date.
It is also important to note that major renovation works bring the existing certificate’s validity to an end when the renovation is completed. An inspector should check whether an existing certificate remains suitable for your property and transaction.
The general deadline for incorporating the EU’s recast Energy Performance of Buildings Directive (2024/1275) into national legislation was 29 May 2026, rather than 1 January 2026. The directive provides for changes to energy performance certificates and the wider framework. As ever, ask your inspector what is currently applicable in Greece. Circular Cities and Regions Initiative
What does the certificate tell you?
A typical PEA shows:
- The energy class: A grade given to the property, shown on the front of the report.
- Property details: Address, area, year of construction and the property’s main systems.
- An estimation of energy consumption: This uses standard assumptions about the property’s operation. It is not a prediction of your actual bills and is not reduced to reflect the few weeks you personally use a holiday home.
- Recommendations: Measures such as adding thermal insulation, replacing doors and windows, or using energy-efficient air conditioners.
The main value of the PEA for someone planning works, as for someone buying a property, is its recommendations for improvements. Here’s a rough guide to the cost of typical renovation works in Athens. Whether you need a permit for renovation works is also discussed elsewhere.
Where do you keep the certificate?
The PEA includes a protocol number, issue date and security code. Its validity can be checked through the relevant service on buildingcert.gr. The platform also provides a Taxisnet login route for viewing PEAs in which you have been recorded as the owner. Ask the issuing inspector for a PDF copy if you do not already hold one. ypen.gov.gr
Keep:
- A PDF version of the issued Energy Performance Certificate that you can access from abroad.
- The security code, protocol number and date of issue.
- The inspector’s name and contact details.
- The recommendations page, if you plan works.
It might have been produced for a previous owner before you bought your property. It is best to ask the inspector to check what already exists and whether it is still valid.
File it with your other property papers, including your E9 declaration and property registry documents.
“PEAs are documents that property owners find out about at the worst time, just before the sale completes when the notary demands their production. What typically causes delays in a PEA’s issuance is access to the property for the energy inspector and checking what has already been issued. We advise you to determine who will grant access to the property and to check what you already hold.”
Yanis, Founder of Home Watch Athens
How Home Watch Athens can help
We are a founder-led, members-only service, helping owners who live abroad monitor their holiday homes and empty apartments in Athens, and have someone on the ground to deal with problems which may arise. We are not an Energy Certificate issuing body, nor do we provide legal advice or run any short-term rental business on behalf of members.
Following our monthly property visit, Yanis provides a photo report within 24 hours. This can give you information about the home’s visible condition before an inspector or buyer comes to the property. It does not replace the energy inspector’s assessment.
Services outside the regular visits are quoted separately and require your approval in advance. For example, being present at the property at the time of the inspector’s appointment.
Our administrative representation service can assist with utility and service payments, follow-up on notices from the authorities and deadline management. We can also provide introductions to reliable and experienced local accountants.
Planning some renovation work? Our renovation oversight service can help with a written brief for your contractor, monitoring each stage for your approval and producing a folder of agreements, invoices and photos. In the meantime, you might like to read our take on property management in Athens or look around the rest of the Home Watch Athens website.