{"id":4838,"date":"2025-10-08T11:28:54","date_gmt":"2025-10-08T08:28:54","guid":{"rendered":"https:\/\/katsourisengineering.com\/illegal-constructions-2026-what-changes-in-legalization-and-how-it-affects-property-transfers\/"},"modified":"2025-12-16T18:08:16","modified_gmt":"2025-12-16T16:08:16","slug":"illegal-constructions-2026-what-changes-in-legalization-and-how-it-affects-property-transfers","status":"publish","type":"post","link":"https:\/\/katsourisengineering.com\/en\/illegal-constructions-2026-what-changes-in-legalization-and-how-it-affects-property-transfers\/","title":{"rendered":"Illegal Constructions 2026: What Changes in Legalization and How It Affects Property Transfers"},"content":{"rendered":"\n<p>The countdown for the legalization of unauthorized constructions has already begun. According to Law 4495\/2017, t<strong>he deadline for the <a href=\"https:\/\/katsourisengineering.com\/en\/settlement-of-arbitrary-constructions\/\">legalization of unauthorized constructions in Categories 1 to 4<\/a><\/strong> officially expires on <strong>March 31, 2026<\/strong>. Unless a new extension is granted, thousands of properties across Greece risk being \u201cfrozen\u201d from an urban-planning perspective \u2014 preventing sales, transfers, and new investments.<\/p>\n\n<p>The legalization of unauthorized buildings is perhaps the most critical step in ensuring the legal validity of a property. <strong>Legalization<\/strong> (or \u201cregularization\u201d) allows owners to secure the ability to sell, mortgage, or otherwise utilize their property safely, without legal complications.<\/p>\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n<h2 class=\"wp-block-heading\">What Law 4495\/17 Provides and Who Is Affected<\/h2>\n\n<p>The law classifies unauthorized constructions into <strong>five categories<\/strong>, depending on the severity of the violation and the time of construction.<br\/>Until March 2026, <strong>Categories 1 to 4<\/strong> can be included in the legalization process, which covers:<\/p>\n\n<ul class=\"wp-block-list\">\n<li>Buildings constructed before 1983 that deviate from their building permit.<\/li>\n\n\n\n<li>Minor or medium violations, such as enclosed semi-open spaces or excess building area under 40%.<\/li>\n\n\n\n<li>Constructions with a valid permit but with alterations or small additions.<\/li>\n<\/ul>\n\n<p><strong>Category 5<\/strong>, which includes major violations or constructions without a permit after 2011, <strong>cannot be legalized<\/strong>. Any attempt to include such constructions is automatically rejected by the TEE (Technical Chamber of Greece) system.<\/p>\n\n<h2 class=\"wp-block-heading\">The March 31, 2026 Deadline<\/h2>\n\n<p>This date serves as the <strong>final opportunity<\/strong> for hundreds of thousands of property owners. After the deadline, no new applications can be submitted, and <strong>any unregulated constructions will remain illegal<\/strong> \u2014 with serious consequences:<\/p>\n\n<ul class=\"wp-block-list\">\n<li><strong>No possibility of property transfer or establishment of ownership rights.<\/strong><\/li>\n\n\n\n<li><strong>Loss of property value<\/strong>, since the building cannot obtain a Building ID.<\/li>\n\n\n\n<li><strong>Potential fines or even demolition orders<\/strong>, depending on future inspections.<\/li>\n<\/ul>\n\n<p>Experience from previous years shows that property owners usually take action at the last moment, leading to <strong>congestion for engineers and planning authorities<\/strong>. Early preparation is critical to avoid delays. In properties with interventions to the load-bearing structure, this preparation also includes a <a href=\"https:\/\/katsourisengineering.com\/en\/structural-studies\/\"><strong>structural study for new construction or additions<\/strong><\/a> before the completion of the regularisation process.<\/p>\n\n<h2 class=\"wp-block-heading\">How Property Transfers Are Affected<\/h2>\n\n<p>Since 2021, <strong>no property transfer can take place without a valid Building ID<\/strong> \u2014 a digital record containing all legality documents, floor plans, permits, and any legalization declarations.<\/p>\n\n<p>If an irregularity has not been legalized, the Building ID cannot be issued, and therefore, the property <strong>cannot be sold or transferred<\/strong>.<br\/>Even <strong>minor deviations<\/strong>, such as the relocation of a balcony or the closure of a storage area, can block a transaction or inheritance transfer.<\/p>\n\n<p>Resolving these issues requires a qualified <strong>civil engineer experienced in legalization procedures<\/strong>, who will carry out <strong>a site inspection, permit file review, fine calculation<\/strong>, and <strong>submission through the TEE platform.<\/strong><\/p>\n\n<p>\u27a1\ufe0f See our dedicated page on <strong><a class=\"decorated-link cursor-pointer\" href=\"https:\/\/katsourisengineering.com\/en\/settlement-of-arbitrary-constructions\/\" target=\"_new\" rel=\"noopener\" data-start=\"3405\" data-end=\"3514\">Regularization of Unauthorized Constructions<\/a><\/strong><br data-start=\"3514\" data-end=\"3517\"\/>\u27a1\ufe0f Related service: <strong><a class=\"decorated-link cursor-pointer\" href=\"https:\/\/katsourisengineering.com\/en\/electronic-building-identity\/\" target=\"_new\" rel=\"noopener\" data-start=\"3537\" data-end=\"3619\">Building ID<\/a><\/strong><\/p>\n\n<h2 class=\"wp-block-heading\">Practical Guide: Steps Property Owners Should Follow<\/h2>\n\n<ol class=\"wp-block-list\">\n<li><strong>Legality check<\/strong> of the property by a licensed civil engineer.<\/li>\n\n\n\n<li><strong>Comparison<\/strong> between the approved building permit plans and the current condition.<\/li>\n\n\n\n<li><strong>Classification<\/strong> of the irregularity (Category 1\u20134) and fine calculation.<\/li>\n\n\n\n<li><strong>Submission of the legalization declaration<\/strong> through the TEE platform.<\/li>\n\n\n\n<li><strong>Payment of the application fee<\/strong> and fine (in full or by installments).<\/li>\n\n\n\n<li><strong>Final approval<\/strong> and<strong> update of the Building ID.<\/strong><\/li>\n<\/ol>\n\n<p>In older properties where no official building file is available, a new <a href=\"https:\/\/katsourisengineering.com\/en\/topographical-studies\/\"><strong>topographic survey<\/strong><\/a> or a <a href=\"https:\/\/katsourisengineering.com\/en\/structural-adequacy-studies-structural-reinforcement-studies\/\"><strong>structural adequacy assessment of the existing building<\/strong><\/a> may be required in order to document the safety of the load-bearing structure.<\/p>\n\n<figure class=\"wp-block-image size-large\"><img fetchpriority=\"high\" decoding=\"async\" width=\"1024\" height=\"477\" src=\"https:\/\/katsourisengineering.com\/wp-content\/uploads\/2025\/10\/psifiaki-entaksi-gis-1024x477.jpg\" alt=\"The Digital Land Bank (DLB) is an electronic platform that facilitates the purchase, sale, and transfer of building rights and floor area ratios from donor properties to recipient properties.\" class=\"wp-image-4835\" srcset=\"https:\/\/katsourisengineering.com\/wp-content\/uploads\/2025\/10\/psifiaki-entaksi-gis-1024x477.jpg 1024w, https:\/\/katsourisengineering.com\/wp-content\/uploads\/2025\/10\/psifiaki-entaksi-gis-300x140.jpg 300w, https:\/\/katsourisengineering.com\/wp-content\/uploads\/2025\/10\/psifiaki-entaksi-gis-768x358.jpg 768w, https:\/\/katsourisengineering.com\/wp-content\/uploads\/2025\/10\/psifiaki-entaksi-gis-1536x716.jpg 1536w, https:\/\/katsourisengineering.com\/wp-content\/uploads\/2025\/10\/psifiaki-entaksi-gis.jpg 1600w\" sizes=\"(max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n<h2 class=\"wp-block-heading\">Will There Be Another Extension?<\/h2>\n\n<p>Although the possibility of an extension is often discussed, <strong>no official statement<\/strong> has been made.<br\/>The Ministry of Environment aims to ensure <strong>digital tracking<\/strong> of all declarations through the <strong><a href=\"https:\/\/greece20.gov.gr\/?projects=ypoergo-2-psifiaki-trapeza-gis\" target=\"_blank\" rel=\"noopener\">Digital Land Bank<\/a><\/strong> and the <strong>Building ID<\/strong> system, indicating a shift toward completion and transparency, rather than ongoing extensions.<\/p>\n\n<p>Therefore, the safest approach is <strong>to start the process early<\/strong> to avoid last-minute congestion as the deadline approaches.<\/p>\n\n<h2 class=\"wp-block-heading\">Impact on the Real Estate Market and Investors<\/h2>\n\n<p>The end of the legalization period will have a direct impact on the <strong>real estate market<\/strong>. Many properties with minor irregularities (such as closed verandas or attic conversions) will remain \u201cfrozen\u201d, unable to be sold or mortgaged.<\/p>\n\n<p>This will cause <strong>temporary stagnation<\/strong> in available legal properties, affecting sellers, buyers, and brokers alike.<\/p>\n\n<p>Owners who proceed with legalization on time will gain a significant advantage \u2014 both legally and financially \u2014 as a legalized property can be immediately sold or utilized.<\/p>\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n<h2 class=\"wp-block-heading\">The Role of the Engineer<\/h2>\n\n<p>The regularisation process is far more than a simple declaration. It requires technical expertise and a thorough understanding of planning and building regulations.<br\/>The engineer is responsible for certifying legality, assessing the extent of deviations, and proposing potential improvements, <a href=\"https:\/\/katsourisengineering.com\/en\/structural-adequacy-studies-structural-reinforcement-studies\/\"><strong>structural strengthening measures, and technical solutions<\/strong><\/a> where required.<\/p>\n\n<p>At <a href=\"https:\/\/katsourisengineering.com\/en\/\"><strong>Katsouris Engineering<\/strong><\/a>, we provide comprehensive services for the legalization of unauthorized constructions, building permit issuance, and Building ID preparation.<br\/>Contact us to review your case and ensure your property\u2019s compliance well before the 2026 deadline.<\/p>\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n<h2 class=\"wp-block-heading\">\u2139\ufe0f Frequently Asked Questions (FAQ)<\/h2>\n<div id=\"rank-math-faq\" class=\"rank-math-block\">\n<div class=\"rank-math-list \">\n<div id=\"faq-question-1759910733625\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question \"><strong>Which categories of unauthorized constructions can be legalized until 2026?<\/strong><\/h3>\n<div class=\"rank-math-answer \">\n\n<p>All Categories 1\u20134 under Law 4495\/17 \u2014 meaning buildings constructed before 2011 with minor or moderate deviations. Category 5 (major violations after 2011) is excluded.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1759910749865\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question \"><strong>What happens if an unauthorized construction is not legalized by the deadline?<\/strong><\/h3>\n<div class=\"rank-math-answer \">\n\n<p>It cannot be transferred or obtain a Building ID, and the owner may face administrative fines or penalties.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1759910760737\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question \"><strong>Can I legalize a property without a building permit?<\/strong><\/h3>\n<div class=\"rank-math-answer \">\n\n<p>Yes, as long as the construction took place before 2011 and falls within the qualifying Categories 1\u20134.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1759910774770\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question \"><strong>Is the Building ID required for every property transfer?<\/strong><\/h3>\n<div class=\"rank-math-answer \">\n\n<p>Yes, it has been mandatory since 2021. Without it, no sales or inheritance contracts can be executed.<\/p>\n\n<\/div>\n<\/div>\n<\/div>\n<\/div>","protected":false},"excerpt":{"rendered":"<p>The countdown for the legalization of unauthorized constructions has already begun. According to Law 4495\/2017, the deadline for the legalization of unauthorized constructions in Categories 1 to 4 officially expires on March 31, 2026. Unless a new extension is granted, thousands of properties across Greece risk being \u201cfrozen\u201d from an urban-planning perspective \u2014 preventing sales, [&hellip;]<\/p>\n","protected":false},"author":5,"featured_media":4834,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[43],"tags":[],"class_list":["post-4838","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-permits-regulations"],"_links":{"self":[{"href":"https:\/\/katsourisengineering.com\/en\/wp-json\/wp\/v2\/posts\/4838","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/katsourisengineering.com\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/katsourisengineering.com\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/katsourisengineering.com\/en\/wp-json\/wp\/v2\/users\/5"}],"replies":[{"embeddable":true,"href":"https:\/\/katsourisengineering.com\/en\/wp-json\/wp\/v2\/comments?post=4838"}],"version-history":[{"count":4,"href":"https:\/\/katsourisengineering.com\/en\/wp-json\/wp\/v2\/posts\/4838\/revisions"}],"predecessor-version":[{"id":5034,"href":"https:\/\/katsourisengineering.com\/en\/wp-json\/wp\/v2\/posts\/4838\/revisions\/5034"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/katsourisengineering.com\/en\/wp-json\/wp\/v2\/media\/4834"}],"wp:attachment":[{"href":"https:\/\/katsourisengineering.com\/en\/wp-json\/wp\/v2\/media?parent=4838"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/katsourisengineering.com\/en\/wp-json\/wp\/v2\/categories?post=4838"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/katsourisengineering.com\/en\/wp-json\/wp\/v2\/tags?post=4838"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}