When you are handed the keys to your new Athens home, check every room carefully for damage, unfinished work or problems. Check the shared areas of the building too, including the entrance, parking spaces and storage areas.
It is also a good idea to check the building certificates, utility connections and warranties for any installed equipment, such as the heating system or boiler. Make a note of who supplied each item and who to contact if something goes wrong.
Compare the finished property with the specifications in your purchase contract. Record anything that is missing, incomplete or different from what was agreed, and keep a written record of the date the developer handed over the property.
If you have purchased an off-plan property and construction is now complete, the developer may be keen to hand over the keys as soon as possible, particularly if you are visiting from London, Tel Aviv or Dubai.
However, some problems only become apparent weeks or months later. A balcony may leak during heavy rain, a shutter motor may fail, or damp may appear inside a wardrobe against an outside wall. By then, the developer’s crews may have moved on to other projects.
This guide explains what handover means in Greece, which documents to request, how to inspect the property, and what to do if problems appear during the first year.
Why Handover Day Matters More Than It Seems
Handover is an important date because it can affect the time limits for bringing claims relating to defects in your property.
The applicable rules depend on your contract and how the transaction is legally structured. Buying a completed property and commissioning construction work are not necessarily treated in the same way.
| Issue | Sale of real estate | Construction contract |
|---|---|---|
| Relevant Civil Code articles | Articles 554 and 555 | Articles 692 and 693 |
| General limitation period | Five years for claims relating to non-conformity with the sale contract | Ten years for claims relating to defects in buildings or other fixed installations |
| When the period generally starts | Delivery of the property | Receipt of the completed work |
Under Article 554 of the Greek Civil Code, the buyer’s rights arising from a property’s failure to conform to the sale contract generally become time-barred after five years for real estate.
Article 555 generally starts that period from delivery, even if the problem is discovered later. It also states that the limitation period cannot expire before two months have passed since the lack of conformity was discovered.
For construction contracts, Article 693 provides a ten-year limitation period from receipt of the work for buildings and other fixed installations.
Acceptance also matters. Under Article 692, approval of the completed work can release the contractor from responsibility for defects that an ordinary inspection would have revealed. Exceptions include defects that could not have been discovered through a normal inspection at handover and defects deliberately concealed by the contractor.
An off-plan purchase may involve both sale and construction obligations. Ask your Greek property lawyer which rules apply to your contract before signing any unconditional acceptance document.
In either case, inspect the property carefully and record your findings in writing.
Before Handover: The Documents to Ask For
Ask the developer for a complete handover folder before your visit, rather than waiting until handover day.
Building Permit and Completion Documents
Request a copy of the building permit and ask your independent engineer to confirm which completion inspections and certificates are required for the development.
These may include the Construction Control Certificate, known in Greek as the Πιστοποιητικό Ελέγχου Κατασκευής, or ΠΕΚ, where applicable.
The Technical Chamber of Greece explains the process for issuing a ΠΕΚ and endorsing the building permit through e-Άδειες. Your engineer should confirm what applies to the particular building.
Energy Performance Certificate
Request the Energy Performance Certificate, known as the Πιστοποιητικό Ενεργειακής Απόδοσης, or PEA.
Our guide explains what an Energy Performance Certificate means for property owners in Greece.
Electronic Building Identity
Ask for the relevant Electronic Building Identity documentation and its certificate of completeness.
See our guide to the Electronic Building Identity in Greece for an explanation of the documents and their purpose.
Utility Connections
Check that permanent electricity and water supplies are connected to your apartment. Confirm the meter numbers and ask the developer to explain which meters serve your property.
Also check any other connected services, including gas where applicable.
Our guide explains how to move utilities into your name after buying or inheriting a home in Greece.
Plans, Manuals and Warranties
Request:
- Approved plans relevant to your apartment and any associated storage or parking spaces.
- An electrical panel diagram or a clear schedule identifying the circuits.
- Operating instructions for installed equipment.
- Appliance and equipment warranties.
- Supplier and installer contact details.
- Any available servicing requirements.
Depending on the property, this may include a boiler, heat pump, solar water heater, air conditioners and kitchen appliances.
Building Regulations and Common Expenses
Request the building regulations and ask who is managing the building.
Confirm when common charges become payable, how they are calculated and whether there are any initial contributions or outstanding amounts.
Our guide to koinoxrista for owners abroad explains how Greek apartment building charges work.
Keys and Remote Controls
Check that you receive all agreed keys, access devices and remote controls, including those for:
- Your apartment.
- The main building entrance.
- Your storage space.
- Parking areas and garage doors.
- Your mailbox.
- Any other areas you are entitled to access.
Keep an inventory of what was handed over.
These and other important records are covered in our guide to the documents you should keep for a property in Greece.
Snagging: How to Inspect a New Apartment
“Snagging” means identifying defects, unfinished work and items that do not match the agreed specification.
For a new apartment in Greece, the practical approach is to prepare a written list with the developer, supported by photographs and agreed repair dates. Your lawyer should advise how that list should be incorporated into the handover paperwork.
Avoid signing an unconditional acceptance document without first recording outstanding issues and taking appropriate legal advice.
An independent engineer can also prepare a technical report, particularly where there are concerns about water ingress, installations or construction quality.
Visit in daylight, allow plenty of time and test the property rather than relying on how it looks.
Water and Plumbing
Run the taps and showers, fill and empty the sinks, and flush the toilets.
Check under sinks and around visible connections for leaks. Look for slow drainage, unusual smells and signs of moisture.
Ask the developer to show you the main water shut-off valve and demonstrate how it works. If its location is unclear, our guide explains where to find the water shut-off valve in a Greek apartment.
Balconies and Drainage
With the developer or engineer present, check that balcony drains are clear and that water flows towards them.
Look for pooling, poorly finished joints and signs that water could enter around balcony doors. Avoid flooding the balcony or carrying out an improvised test that could damage your property or the apartment below.
Read more about balcony waterproofing in Greece.
Windows, Doors and Shutters
Open, close and lock every window and door.
Test roller shutters, remote controls and the door-entry system. Check seals, frames and alignment, and make sure nothing sticks or fails to close properly.
Electrics
Test accessible switches, lights and sockets using normal controls.
Check that the circuits in the electrical panel are clearly labelled. Any concerns about electrical safety or installation quality should be checked by a qualified electrician.
Heating, Cooling and Hot Water
Ask for a demonstration of the heating, cooling and hot-water systems.
Check that the air conditioning operates in the available modes and that hot water reaches the taps. Confirm the controls, operating instructions and servicing requirements.
Finishes
Look for:
- Chipped or hollow-sounding tiles.
- Missing or poorly finished grout.
- Gaps in silicone around wet areas.
- Scratched floors.
- Damaged door and window frames.
- Paint marks or unfinished surfaces.
- Cupboards and drawers that do not close properly.
Compare installed finishes and equipment with the contract specifications.
Common Areas
Check the shared entrance, parking areas, storage access, lifts and any shared roof or terrace areas you are permitted to inspect.
Record concerns from the beginning and raise them with the developer and building management.
Record the Findings
Take dated photographs and give each issue a number that matches your snagging list.
For each item, record:
- The room or location.
- A clear description of the problem.
- The photograph reference.
- The agreed repair.
- Who will arrange it.
- The agreed completion date.
Ask the developer to acknowledge the list in writing. Keep a copy and arrange a follow-up inspection to check the repairs.
The First Year: What’s Normal and What Isn’t
A newly completed home can continue to dry out after handover.
General guidance from the UK’s National House Building Council describes small shrinkage cracks, minor gaps in joinery and condensation as possible effects of the drying-out process.
This is background guidance only. Building methods and conditions in Athens differ, and it should not be used to dismiss a problem without inspection.
For an owner abroad, a particular difficulty is that a new apartment may remain closed for long periods. Without regular visits, condensation can be mistaken for a leak, while a genuine leak can go unnoticed.
Photograph cracks and any damp patches during subsequent visits so you can compare changes over time.
Report widening cracks, spreading damp, recurring water stains or active water ingress promptly. An independent engineer should assess anything that is persistent, worsening or unclear.
If water appears to be coming from a shared roof, our guide explains who pays for roof repairs in a Greek apartment building. Establishing responsibility for a new-build defect may also require advice about the developer’s obligations.
Dealing With the Developer
Many developers will arrange repairs when problems are clearly documented. Raise issues promptly and keep communication organised.
Put Everything in Writing
Send an email with your numbered list of defects and dated photographs.
Describe the repairs you are requesting, propose a reasonable timeframe and ask the developer to confirm the arrangements in writing.
Keep copies of all correspondence.
Follow Up Telephone Discussions
After a phone call, send a short email recording what was discussed, what was agreed and who will take the next step.
This helps avoid misunderstandings and creates a clear timeline.
Get an Independent Assessment
If the developer disputes the cause or seriousness of a problem, ask an independent engineer to inspect it and prepare a report.
If repair work could remove important evidence, speak to your lawyer before it proceeds. They can advise whether a formal evidence-preservation process is appropriate.
Arrange Access for Repairs
Agree how contractors will enter the apartment, who will be present and how the completed work will be checked.
When you live abroad, having someone available locally can help prevent repairs being delayed because access cannot be arranged.
Seek Legal Advice if the Problem Remains Unresolved
If the developer does not respond or refuses to address the issue, contact a Greek property lawyer.
Your lawyer can review the contract, advise on the relevant deadlines and explain the next steps.
“Most of the issues found by new owners are minor: poor balcony drainage, a problem with a shutter or badly applied sealant. The difficulty for owners abroad is that these problems may only be discovered after the developer’s team has moved on to another project. Find them early, document them clearly and agree in writing when they will be fixed.”
Yanis Zisis, Founder of Home Watch Athens
Taking Over a New Apartment From Abroad
If you cannot attend handover yourself, someone you trust can visit the property, document its condition and collect the agreed documents and keys.
Inspection and signing legal acceptance documents are different responsibilities. Ask your lawyer what authority your representative needs and which documents they should be permitted to sign.
Our guide explains when a power of attorney may be needed for property issues in Greece.
How Home Watch Athens Can Help
For Home Watch Athens members, founder Yanis Zisis can help coordinate the practical handover process on a separately agreed quote.
This can include:
- Attending the property with you or on your behalf.
- Recording visible defects and unfinished items.
- Following up with the developer about agreed repairs.
- Collecting certificates, appliance manuals, warranties and keys.
- Sending a report and photographs through WhatsApp.
- Arranging access for agreed follow-up work.
Technical inspections should be carried out by an appropriately qualified engineer, and legal acceptance should follow your lawyer’s advice.
Handover support is quoted separately. It draws on the practical coordination offered through our renovation oversight service in Athens.
Keeping an Eye on the Property After Handover
After handover, regular visits can help identify visible signs of leaks, damp or failing seals while your apartment is empty.
A Home Watch Athens membership includes a monthly property visit, with updates on what has been checked and anything that needs attention.
Our property check and reporting service provides ongoing oversight for owners who live abroad. Any repairs, specialist inspections or additional attendance are arranged separately with your agreement.
The information on this page is general guidance and does not constitute legal advice. The applicable time limits and your rights depend on the contract and circumstances. Ask a Greek property lawyer for advice about your purchase. Last reviewed: 5 October 2026.
Frequently Asked Questions
Is There a Formal Snagging Process in Greece?
Do not assume there is a standard snagging procedure that automatically protects every buyer. Prepare a written list of defects and unfinished work, agree repair dates with the developer, and ask your lawyer how the list should be reflected in the handover documents.
How Long Do I Have to Claim for Defects in a New Apartment?
The Greek Civil Code generally provides a five-year limitation period for claims arising from non-conformity in a sale of real estate. For construction contracts involving buildings or other fixed installations, Article 693 generally provides ten years from receipt of the work.
Which rules apply depends on your contract. These periods should not be treated as automatic warranties covering every problem.
Should I Sign the Handover Document if There Are Snags?
Do not sign an unconditional acceptance without first discussing the outstanding issues with your lawyer.
Record the defects in writing, agree how and when they will be repaired, and obtain advice about any reservations that should appear in the handover document.
Are Hairline Cracks in a New Apartment a Defect?
Small cracks can arise as materials dry and shrink, but appearance alone does not establish the cause.
Photograph and monitor them. Ask an engineer to assess cracks that widen, recur after repair or appear alongside damp or other signs of movement.
Can Someone Handle the Handover While I’m Abroad?
Yes. A trusted representative can inspect the property, record outstanding issues and collect documents and keys.
Home Watch Athens can provide practical handover support for members on a separately agreed quote. If someone will sign acceptance or other legal documents on your behalf, ask your lawyer what authorisation is required.