Quick answer
- Many minor jobs, such as painting, floor repairs, like-for-like kitchen or bathroom replacements and installing air conditioning units, may fall under Article 30. They do not require a building permit or small-scale works approval, but an electronic engineer’s certificate is required before work starts.
- More extensive non-structural work, such as an interior rearrangement, may require small-scale works approval filed by an engineer.
- Structural changes and extensions generally require a building permit. Certain small-scale works also require a full permit if their statutory budget exceeds €25,000, subject to exceptions.
- Your engineer should determine the correct route. Ask for written confirmation before starting work.
Owners living abroad may buy or inherit an apartment in Greece, plan a renovation and then return to their country. You ask the contractor whether a permit is required. He answers: “No worry, we do this all the time”, or gives you a list of required papers.
Work done without the correct authorisation can create problems years later: when you try to sell the property, when a neighbour contests the work, or when an engineer checks the documents for a transfer.
There are three main routes for ordinary renovation work under Law 4495/2017. Before agreeing a budget with a contractor, it is also worth reading our guide to apartment renovation costs in Greece.
What are the three permit routes in Greece?
Article 29 of Law 4495/2017 covers building permits and small-scale works approval. Article 30 lists works that require neither, subject to the engineer’s electronic certificate and any other applicable approvals.
- No building permit, with an engineer’s certificate: Minor and maintenance works falling under Article 30.
- Small-scale works approval, or egkrisi ergasion domisis mikris klimakas: Specified interventions under Article 29, submitted electronically by an engineer.
- Full building permit, or oikodomiki adeia: Works requiring a permit under Article 29, including structural interventions and extensions.
Where does the line fall? The scope, scaffolding, effect on the structure or facade, location and applicable budget rules all matter.
Which renovation works need no building permit?
Article 30 includes the following works, subject to its conditions and any special provisions applying to the building or area:
- Small internal repairs or alterations that do not affect the load-bearing structure.
- Internal painting, minor door and window repairs, and floor repairs.
- Replacement of internal or external window frames and glazing within existing openings.
- Maintenance, repair and partial replacement of building installations and pipework.
- Installation of air conditioning units and wall-mounted gas boilers in existing buildings, subject to the applicable installation rules.
- External painting, railing replacement and facade repairs carried out without scaffolding.
A non-structural alteration is not automatically minor. Moving or removing internal partitions may require small-scale works approval, depending on the scope.
“No building permit” does not mean “no documentation”. Before Article 30 works begin, a competent engineer must issue an electronic certificate through the TEE system addressing whether approval from another authority is required. Where such approvals are needed, they must also be included in the file. web.tee.gr
The property’s existing planning status also matters. Previous unauthorised alterations or regularisation documents may need to be checked before new work is approved. See our guide to unauthorised changes in Greek properties.
What is small-scale works approval?
Small-scale works approval, commonly called EEDMK, covers specified repairs and alterations under Article 29.
Examples include interior rearrangements and certain changes of use that meet the statutory conditions, without affecting the load-bearing structure. Certain alterations to facade openings also fall within this category.
The procedure and supporting documents are addressed in the YPEN decision published in Government Gazette B΄ 1843/13 May 2020, as subsequently amended.
Typically:
- An engineer files the application electronically.
- The file includes the owner’s application, the engineer’s technical report, evidence of the property’s lawful status, photographs and any additional documents required for the particular work.
- Where work affects common parts of a co-owned building, the required co-owner consent documentation must be supplied.
- Approval is valid for one year. A further one-year extension is available through the prescribed procedure where work has not been completed.
- Protected areas, listed buildings and archaeological restrictions may require additional approvals or prevent particular works. ypen.gov.gr
For internal work, the distinction between minor alterations under Article 30 and rearrangements requiring EEDMK depends on the actual scope. Scaffolding is one factor, but it is not the only deciding factor. Ask your engineer which route applies to your drawings.
When is a full building permit needed?
Article 29 requires a building permit for specified work outside the lower approval categories.
Examples include:
- Construction, extensions and repairs requiring a full permit.
- Demolition, subject to the relevant statutory exceptions.
- Excavation or filling exceeding 0.80 metres, subject to applicable exceptions.
- Swimming pools that do not meet the conditions for a lower approval route.
- Changes of use that adversely affect specified planning or structural parameters, or involve relevant changes to service routes through other floors or common areas.
- Applicable small-scale works whose statutory budget exceeds €25,000.
- Legalisation of completed work for which a building permit was required, where legalisation is permitted.
For an apartment, major changes to load-bearing walls, columns or slabs are examples requiring an engineer’s assessment for a full permit. Adding floors or enclosing a balcony also raises planning questions and may not be permitted at all.
Drawing up plans and obtaining approval takes time. Ask an engineer to assess your proposed works before agreeing the final scope and price with a contractor.
Does the €25,000 limit apply to my renovation?
Article 29(1)(θ) refers to applicable small-scale works with a budget exceeding €25,000, calculated according to Annex B of Law 4495/2017, per horizontal or vertical ownership unit.
This is a statutory calculation, not simply the contractor’s total invoice or the amount you plan to spend on the renovation.
Certain categories of small-scale work are exempt from this threshold. The legislation and subsequent ministerial amendments identify works that remain under EEDMK regardless of budget.
Ask your engineer to confirm:
- Which proposed works count towards the threshold.
- How the statutory budget is calculated.
- Whether any exceptions apply.
- Whether additional works require an updated approval or a different permit route.
If new work is added during an EEDMK’s validity, the approval may need revision and the combined budget must be considered where the threshold applies. TaxHeaven
Which common apartment works fall where?
The following is a guide to typical work. Your engineer must confirm the classification for your property.
| Proposed work | Typical route and points to check |
|---|---|
| Repainting and floor repairs or replacement | Usually Article 30 where the work meets its conditions, with an engineer’s electronic certificate. |
| Like-for-like bathroom renovation | May fall under Article 30. Moving the bathroom, changing drainage routes or affecting structural elements requires a separate assessment. |
| Installing air conditioning units | Usually Article 30, subject to installation rules and any restrictions affecting the facade or building. |
| Replacing windows within existing openings | Usually Article 30. Changes to colour, material or appearance may also raise co-owner or protected-building requirements. |
| Moving or removing internal partitions | Minor alterations may fall under Article 30; wider interior rearrangements may require EEDMK. Load-bearing elements require a different assessment. |
| Enclosing a balcony or extending the property | A full-permit scenario where the proposed work is legally permitted. |
For work affecting balcony waterproofing, see our guide to balcony waterproofing in Greece.
Do I need my neighbours’ consent?
Planning approval is only one part of renovating in a polykatoikia. Co-ownership rights and the building’s regulation must also be considered.
Our polykatoikia guide explains the building framework, while our koinoxrista guide explains shared expenses.
In practice:
- Inside your own apartment, you generally have scope to renovate, provided you comply with planning rules, the regulation and other owners’ rights.
- Work affecting shared structure, facades, roofs, terraces or other common parts may require co-owner consent. The required form and voting threshold depend on the work and applicable rules.
- For EEDMK work affecting common parts, the YPEN decision requires the relevant consent documentation, subject to specific statutory arrangements.
- Listed buildings, protected areas and traditional settlements may have additional requirements. Ask your engineer to check them before finalising the design. ypen.gov.gr
See our apartment-building reform overview for current rules and proposed changes.
What does the engineer do?
The engineer is responsible for the technical assessment and the relevant electronic submissions. Site supervision must also be arranged where required by the work and approval.
The engineer will:
- Check the property’s planning status and existing drawings.
- Determine which approval route applies.
- Prepare and submit the required electronic file.
- Confirm whether other authorities or bodies must be involved.
Do not assume the contractor has dealt with these requirements. A contractor and an engineer perform different roles, even where a company offers both services.
As the owner, request confirmation that the required documents have been prepared and submitted by the appropriately qualified professional.
What should I approve in writing from abroad?
These documents help you retain control of the work:
- The approval route: The engineer’s written assessment of the category and the reasons for it.
- The engineer’s appointment: The agreed responsibilities, deliverables and fees.
- Proof of completion of the formalities: Copies of the certificate, approval or permit before work starts.
- Required consents: The relevant co-owner approvals for work affecting shared parts.
- Changes of scope: Extra demolition, structural alterations or other changes must be assessed, quoted and approved before they begin. They may change the approval route.
- A closing file: Keep copies of drawings, approvals, invoices, photographs and relevant certificates yourself. See our Greek property documents checklist.
Ask your engineer whether the completed work also requires an update to an existing Electronic Building Identity, or HTK.
A power of attorney may allow someone in Greece to sign or act on your behalf while you remain abroad. See our guide to whether you need a power of attorney for property issues in Greece.
Problems with renovation work arranged by owners abroad can arise when the required paperwork has not been completed before work starts. I would advise the owner to request a written opinion from the engineer on the appropriate approval category and not allow the contractor to start until the required certificate, approval or permit has been issued.
Yanis, Founder of Home Watch Athens
How Home Watch Athens can help
Home Watch Athens is a founder-led, members-only service. We are not engineers and do not issue permits or certificates or give legal advice.
Our renovation oversight service can help members establish a written brief and obtain two or three written contractor quotes, where available.
The written agreement sets out the work and staged payments. Changes require your written approval before they are carried out, with the engineer assessing any effect on the approval requirements.
A handover folder contains copies of agreements, invoices, photographs and relevant certificates. Yanis takes no referral fees from contractors.
Services beyond the regular monthly visit are separately scoped and agreed with you. We do not offer short-term rental property management services.