Mandatory Engineer Inspection Before Buying Property in Greece

Engineer Inspection Before Buying Property in Greece

Buying Property in Greece: Technical Verification by an Engineer

Buying property in Greece requires not only completing the transaction before a notary public, but also carrying out a mandatory technical verification of the property’s legal status. Even a signed contract does not guarantee that the property fully complies with all required technical and construction documents. If there are layout changes, extensions or other inconsistencies, the buyer may face legalization costs or even delays in completing the transaction.

Engineer’s Certificate (Βεβαίωση μηχανικού)

The technical inspection is carried out by a licensed engineer (Μηχανικός), who becomes involved before the contract is signed. Unlike a lawyer or a notary, the engineer is responsible specifically for the technical and construction legality of the property. The engineer checks whether the actual condition of the property matches the approved construction documents, identifies possible violations, and issues a mandatory engineer’s certificate (Βεβαίωση μηχανικού). The cost of preparing this certificate is paid by the current property owner — the seller.

Documents Reviewed During Inspection

During the inspection, the engineer reviews:

  • Building permit (Οικοδομική άδεια)

  • Plans (Σχέδια / κάτοψη) 

  • Legalization of unauthorized construction (Τακτοποίηση αυθαιρέτων)

  • Topographic diagram (Τοπογραφικό διάγραμμα)

  •  Cadastre (Κτηματολόγιο)

Based on this analysis, it is determined whether the transaction can proceed immediately or whether prior legalization of certain issues is required.

Most Common Problems Identified

  • Differences in square meters

  • Illegal extensions

  • Enclosed balconies

  • Additional rooms

Warning Signs for Buyers

Buyers should be cautious in situations that may indicate potential problems.

  • Seller pushing for quick signing

  • Discouraging technical inspection

  • “Can be legalized later” statements

  • Lack of documentation

  • Unusually low price

What If Violations Are Found? (Αυθαίρετες κατασκευές)

If violations (Αυθαίρετες κατασκευές) are identified, in most cases they can be legalized through the official procedure (Τακτοποίηση αυθαιρέτων). The related costs are usually covered by the seller. The real estate agent (Μεσίτης) also plays an important role by coordinating the process, assisting in negotiations, and ensuring that all required documents are prepared before signing. If the violations are serious, the terms of the deal may need to be revised.

When Is the Verification Carried Out?

  1. Buyer selects the property

  2. Seller provides documents

  3. Engineer reviews documents and inspects on site

  4. Legalization (if required)

  5. Issuance of Engineer’s Certificate

  6. Signing before notary

In Halkidiki, technical verification is especially important, as the region includes many older and holiday homes with extensions that are not always reflected in the documentation. Working with local specialists helps take regional characteristics into account.

Conclusion: Protecting the Buyer

In conclusion, legal verification of a property is an essential step in protecting the buyer. Most potential issues can be resolved in advance if they are identified before signing the contract. Proper verification of documents and the technical condition of the property allows the transaction to proceed smoothly, without unexpected expenses or legal risks in the future.

In Greece, a technical inspection carried out by a licensed engineer is a mandatory requirement for the completion of a property transaction. Without the issuance of the Engineer’s Certificate (Veveosi Michanikou), the notary cannot proceed with the transfer of ownership. However, the existence of this certificate should not be treated as a mere formality. The buyer is obliged to carefully review the results of the inspection and ensure that the actual condition of the property fully corresponds to the building permit and the approved architectural plans. Any discrepancies — such as differences in square meters, unauthorized extensions, or layout alterations — must be resolved prior to signing the contract. Ignoring these aspects may lead to additional expenses, restrictions on the use or disposal of the property, and potential legal risks in the future.

Our team supports clients at every stage and helps minimize potential risks.