In an effort to put an end to confusing building laws, the Greek government adopted new legislation in 2010 which aimed to radically change the status quo when dealing with construction issues. These changes lead to the enactment of Greece’s New Building Regulations. These came into effect in early July 2011.
The most important reforms concern these five categories:
1. Issuing building permits
2. Energy performance of buildings
3. Supervision of construction works
4. Record Keeping
5. Tackling illegal building activity For every citizen’s awareness we briefly discuss the changes taking place in the above five categories.
You can also visit www.et.gr for more information. Issuing Building Permits Greece’s new building legislation introduced a novel approach to issuing building permits which includes the following: “A Preliminary Building Approval.” This is a Certificate that gives the owner the right to build according to the terms and conditions that will allow the issuing of a building permit. In other words this certificate is required in order to apply for a building permit.
It is valid for one year. The building permit gives the green light to start building works and is valid for four years. All files and documents are processed electronically and all monitoring, updates, retrievals and reviews are carried out digitally. Any form of communication or transaction that takes place between public authorities and citizens is also documented electronically.
Independent inspectors conduct the auditing of building works Energy Performance of Buildings The regulation on the energy performance of buildings introduced new principles that set out to improve the energy efficiency of buildings. Another prerequisite for the issuing of a building permit is an energy efficiency survey which shows that the potential building will meet the minimum requirements for optimal energy performance. From the beginning of 2012 an energy performance certificate is required for all rented properties or when a change in property ownership occurs.
Important to note: an energy performance certificate is issued by a certified professional (see extensive list by visiting https://www.buildingcert.gr/inspectors/) and is valid for 10 years, unless the building is subject to a major renovation. A state funded home savings scheme provides financial support for energy upgrades to existing buildings (see http://exoikonomisi.ypeka.gr). Supervision of Building Works Independent building inspectors are responsible for the supervision of building works and all relevant construction projects.
Inspection is mandatory and authorized independent Inspectors are randomly assigned in every building project. The assigned Inspector checks performance at these stages: Once the building starts to take shape, in other words the foundation is laid and the framing is complete. The inspector evaluates the foundation depth, whether or not its layout respects the plot map, the size allowance and its distance from the boundaries. The inspector returns once the structure is complete and the external walls are established. He or she assesses the type of masonry used, heat insulation, the balconies and all plumbing, mechanical and electrical works. Once the building is entirely complete, the Inspector checks the final height landscaping and any other outstanding matters. Record Keeping The new legislation introduced a unique record keeping procedure for tracking construction works.
A unique identification code is provided to every new building which includes all relevant plans and documents The Ministry of Environment’s online registry shows a virtual tour of the premises and building facilities. Tackling Illegal Building Activity To deal with illegal building activity an initial law set out to legalize “part-open” spaces (i.e. an outdoor balcony that was deliberately closed in) and spaces whose initial purpose was modified (i.e. a storage space turned into a bedroom). A second law (Article 24) came into effect that provided the opportunity to settle illegally built infrastructure by paying a fine, regardless of whether planning permission was granted.
The fine’s amount depends mainly on the year of construction, price band, purpose and building size. This law is still applicable. Important to mention is that any change or transfer of property ownership is prohibited if illegal building infrastructure exists on the property (Article 23). The state gives one last chance to property owners to declare illegal building activity in order to avoid future fines or rejection of future changes or transfers of property ownership. Conclusion Finally the new building rules have modernized and reshaped the existing construction framework by reducing bureaucracy and limiting the transfer of illegal building activity onto new owners.
Other objectives of The New Building Regulations also include, addressing environmental problems by reducing emissions, conserving energy and promoting sources of renewable energy, an increase in the number of green and public spaces, support for bioclimatic architectural designs, the creation for energy efficient building and lower energy consumption, the reduction of inefficient buildings We recommend to our readers that are property owners to safeguard the design and drawings of their properties and in the event of purchase to verify the legitimacy of all building spaces.
*Christopher is a certified land surveyor based in Ioannina, Northwestern Greece, and expert on Greece’s building regulations with over 35 years of experience in the field. zinas@tekmon.gr with any queries or questions.