Building Permits in Greece
Issued, amended and — when the paperwork has vanished — retrieved. Licensed civil engineers, based on Samos, working across Greece.
A building permit in Greece is not a single document you collect from a counter. It is a file: a set of architectural, structural, mechanical and energy studies, submitted electronically through the e-Adeies system by a licensed engineer, checked against the planning rules that apply to your specific plot.
Whether you are building a villa from scratch, adding a room, converting a stone ruin or simply trying to prove that the house you inherited was legally built, the route runs through the same system — but the category, the studies required and the time involved differ enormously.
Which permit route applies
Building permits in Greece are issued through e-Adeies under different categories. The category decides how the file is handled — for example whether the studies are checked before the permit is issued, or the permit is issued on electronic submission under the engineers’ responsibility — and whether a pre-approval or approvals from other authorities are needed first.
The category follows the legal criteria for the specific project, not preference or a rule of thumb: the size and use of the building, whether the plot is inside or outside a town plan or settlement, and whether it lies in a protected area, a traditional settlement, an archaeological zone, a forest area or near the coast or a stream. On Samos many plots are affected by one or more of these constraints, which can add approvals and time. We confirm the applicable route for your plot and works in writing at the start.
Small-scale works: when you do not need a full permit
Not every job needs a full building permit. Depending on the works, the building’s legal status and its location, some jobs need the lighter approval for small-scale works (ΕΕΔΜΚ) instead, and some minor works need neither — while the same job can need a different route in a protected area or a traditional settlement. The applicable list and conditions are set by law and ministerial decision, so we check the specific works before anything starts.
The trap is the boundary. Owners regularly begin what they believe are minor works and cross into permit territory without realising it — changes to the structure, envelope or use require a specific assessment of the applicable approvals before work begins. Work carried out on the wrong basis can be treated as unauthorised, and resolving it — where the law allows — costs time and money.
Before any work begins we tell you which of the two you are in, in writing. It is the cheapest hour of engineering you will ever buy.
Lost the old permit? That is a job in itself
One of the most common requests we get is not for a new permit at all. It is: “my house was built in 1978 and nobody can find the permit.”
This is not a lost cause and it is not unusual. Older permit files are often kept on paper in the archive of the competent planning office (ΥΔΟΜ), although some have been digitised. They can usually be found, copied and certified — it simply takes someone who knows how that archive is organised and is willing to go and sit in it.
We retrieve permit files, plans and approvals from the planning office, compare them against what is actually standing on the plot today, and tell you exactly where you stand. The file is often needed for a sale, an Electronic Building Identity or a mortgage, and it can be needed when an inheritance is processed — what is required depends on the transaction. Retrieval time depends on the archive and how complete the file is; we handle the visits.
How a permit project actually runs
- Plot check first. Planning zone, building coefficients, coverage, height limits, setbacks, road access, forest map status, archaeological or coastal constraints. This determines what can legally be built before a single line is drawn.
- Topographic survey. An EGSA ’87 plan is the foundation of the whole file. Nothing proceeds without it.
- Design and studies. Architectural, structural, mechanical, energy, and any specialist studies your category demands.
- Pre-approval and other approvals where required. Some projects need a pre-approval or approvals from other authorities (for example archaeology or forestry) before the permit is issued.
- Submission through e-Adeies and payment of the statutory contributions.
- Issue, then supervision. A permit is not the end. Construction has to be supervised and the works declared as they progress.
What determines building permit costs
We do not publish a price list for permits, because the scope differs from project to project. The scope is set by things nobody can guess from a phone call: the size and complexity of the building, the category, the number of specialist studies required, the state of the plot, whether pre-approval is needed, and whether existing unauthorised works affect the proposed project.
What we do instead: we look at the plot and the brief, and give you a fixed written fee covering the studies and the permit, itemised, before you commit. Statutory contributions and state fees are listed separately, because they are set by law and not by us.
When comparing building-permit quotations, ask each engineer to list the included studies, application submission, any revisions and construction supervision. Check whether the topographic survey, additional approvals and VAT are included or charged separately. Authority fees and contributions should be distinguished from the engineer’s fee. Compare the same scope: a quotation for design and permit issue alone is not equivalent to one that also includes supervision during construction.
Is a permit for a 50 m² home cheaper than one for 100 m²?
Floor area alone does not determine the fee: a 50 m² home does not automatically require half the design work of a 100 m² home. Location, access, building form, existing drawings and required approvals all affect the scope. For an initial discussion, send the location, intended size and use, plus any survey, old permit or drawings you already have. You do not need a complete file before we talk about the project.
For overall planning, see building a house on Samos and, for an existing building, renovations on Samos.
Owners living outside Greece
Building or renovating in Greece from Germany, the Netherlands, the UK or anywhere else is entirely workable — it is a large part of what we do. Documents move electronically, we act under a power of attorney where physical presence is required, and you receive photographic and video progress reporting rather than a phone call once a month.
Frequently Asked Questions
How much does a building permit cost in Greece?
There is no standard figure, because there is no standard project. A permit for a straightforward single-storey house on a flat, unconstrained plot and a permit for a hillside villa inside a coastal zone are not the same work. We survey the plot, then quote a fixed fee in writing.
How long does a building permit take?
We separate the time needed to prepare drawings and studies from the time needed for any required approvals and the permit-issue procedure. Missing property records, design changes or additional checks can change the programme. After the initial review we set out the stages, what we need from you and any open matters that affect the estimated date. Electronic submission does not mean the whole project preparation can be completed in a day. We give you a realistic timeline, not an optimistic one.
Where can I find an old building permit?
Usually in the archive of the competent planning office (ΥΔΟΜ) for the area. Many older permits exist only on paper, although some have been digitised. We retrieve them on your behalf, including certified copies of the approved plans.
What happens if something was built without a permit?
It may be treated as an unauthorised structure, which can prevent or complicate a sale or transfer. Depending on the type of violation, the law may allow it to be regularised by paying a calculated fine — see our page on legalising illegal buildings in Greece. We identify it, check the options and handle it alongside the permit work.
Do you supervise the construction as well?
Yes. We design, permit, build and hand over — see Samos construction. You can also engage us for the permit alone and build with your own contractor.