Not sure what checks to make before buying a Greek home? Hereโs how to spot red flags, understand local rules and protect your investment if things go wrong.
If youโre house-hunting in Greece, you might be wondering: โDo I really need a property survey?โ Itโs a fair question โ especially if youโre used to buying in the UK, where surveys are almost always carried out.
In Greece, things are a little different. Surveys arenโt standard for local buyers, but that doesnโt mean you should skip them. In fact, the right checks could save you a serious headache โ and a lot of money โ later down the line.
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Contents
Is a structural survey required in Greece?
There is no legal obligation to carry out a full structural or building survey before buying a property in Greece. In fact, most local buyers skip this step entirely. However, for peace of mind, especially if you’re purchasing an older home or planning major renovations, itโs well worth considering.
What does the technical diagnostic file cover?
Greek law requires several diagnostic checks to be completed before a property is sold. These are compiled into a single report called the Technical Diagnostic File (ฮคฮตฯฮฝฮนฮบฯฯ ฮฆฮฌฮบฮตฮปฮฟฯ ฮฮนฮฑฮณฮฝฯฯฯฮนฮบฯฮฝ ฮฮปฮญฮณฯฯฮฝ or TFD), managed by the notary. This report must include:
- Energy efficiency certificate
- Electrical and gas system compliance
- Checks for asbestos, termites or lead paint
- Environmental and structural risks (as known to the seller)
The TFD provides a helpful overview โ but it doesnโt cover every aspect of a property’s condition.
Additional surveys you can request
You can instruct an independent chartered surveyor to carry out a building or land survey before completing your purchase. If you’re at the preliminary contract stage (ฯฯฮฟฯฯฮผฯฯฮฝฮฟ), your lawyer can include a suspensive clause that protects you if the survey uncovers major issues.
How to check for environmental risks
Greece sits in a seismically active region, so itโs essential your lawyer verifies that the building complies with the Seismic Code set by the Earthquake Planning and Protection Organisation (EPPO).
Forest fires are also a growing risk, particularly during summer months. Ask your lawyer to investigate local fire prevention strategies and recent fire records in the area.
What checks can you do yourself?
If youโre not planning on hiring a surveyor, you can still do some basic checks on your viewing trip.
Start by asking to see any receipts for structural work โ fresh plaster can hide an old problem. Donโt rely solely on what the agent or seller says.
Hereโs a simple checklist of what to look for:
| What to check | What to look for | Why it matters |
|---|---|---|
| Walls and ceilings | Cracks, damp patches, gaps in plaster | May indicate structural issues or leaks |
| Plumbing | Water pressure, leaks, discoloured water | Can signal old pipes or potential damage |
| Electricity | Exposed wires, outdated fuse boxes | Important for safety and future upgrades |
| Renovations | Receipts for structural work | Proof of legality and quality of recent work |
Benefits of hiring a surveyor in Greece
A chartered surveyor can identify structural concerns you might not notice and assess their urgency, cost and complexity to fix. Youโll receive a clear report outlining any risks โ valuable if you plan to negotiate the price or insert protective clauses in your purchase agreement.
A survey is especially useful when buying older homes, rural properties or any building you plan to renovate.
How to find a chartered surveyor in Greece
The Royal Institution of Chartered Surveyors (RICS) has a handy search tool that lets you find qualified surveyors working in Greece โ just enter the town or region youโre buying in.
Alternatively, your Greek property lawyer may be able to recommend someone local.
Speak to a Greece property expert
Frequently asked questions
Youโll need a Greek tax number (AFM) to complete the purchase. It will be easier with a local bank account, too. A notary will oversee the transaction, and your lawyer should carry out all legal checks, including ownership rights, planning permissions and any debts linked to the property. Without these steps, you risk delays or hidden costs.
Greece remains an attractive market for overseas buyers thanks to its affordable prices compared with many parts of Europe, strong tourism demand and lifestyle appeal. Property values have been steadily recovering since the financial crisis and in many areas, rental demand is strong. That said, the wisest purchases are those backed by legal checks, independent advice and a realistic view of renovation and running costs.
Start by choosing a qualified chartered surveyor with local knowledge. Gather any documents you already have, such as renovation receipts or compliance certificates, and be ready to share them. During your viewing, make note of visible issues such as damp or cracks, so your surveyor can investigate further. If youโre buying an older or rural property, flag any plans you have for renovations so the surveyor can highlight structural or legal obstacles early on.
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