Electronic Building Identity in Greece
✦ Key Takeaways
- The Electronic Building Identity is a mandatory requirement for every property transfer — without it, the notary cannot draft the deed
- It also covers undeveloped plots and land parcels, not just built properties
- The Certificate of Completeness is valid for only two (2) months from the date of the site inspection
- It is not required for leases — only for transfers of ownership (sale, gift, parental gift)
- Fines range from €200 up to 10% of the property's assessed value for non-compliance, and €2,000–€20,000 for false statements
- Deadline of 1 February 2028 for special-use and public buildings (Category I)
If you are planning to sell, buy, or transfer a property through a parental gift or donation, the Electronic Building Identity is one of the key legal documents required for the transaction. Without it, the transfer simply cannot proceed — the notary is not able to draft the final deed.
What is the Electronic Building Identity
The Electronic Building Identity is the digital file held for every property in Greece. It records all the information that certifies the property's legal status: building permit, plans, any settlement of building irregularities, and certificates. It is maintained in a dedicated registry by the Technical Chamber of Greece (TEE) and was introduced under Law 4495/2017.
For an apartment, shop, or office within a multi-unit building, the equivalent term is Electronic Identity of an Independent Divided Property — the logic is the same, it simply applies to the individual unit rather than the whole building.
Insights: Many owners see the Electronic Building Identity as "paperwork for the engineer" and leave it until the last minute. In practice, it's the first thing you should check before listing a property — because if an issue turns up during the site inspection, you'll discover it once you already have a buyer. At that point the cost isn't just financial, it's lost negotiating time as well.
Does it apply to undeveloped plots?
Yes. The requirement is not limited to built properties — it also covers undeveloped plots and land parcels, meaning areas with no construction requiring a building permit. The Electronic Building Identity system has a dedicated "Certificate Type 3 (undeveloped)" specifically for this case. If you plan to sell a plot, you cannot skip the process simply because there is no building on it.
When is it required
Required for property transfers:
- For every transfer during the owner's lifetime — sale, parental gift, donation
- For the settlement of unauthorised building works — the Electronic Building Identity is the final step; without it, the settlement is not considered complete
Required independently of a transfer:
- After construction works that change urban planning or building parameters — the update must be filed within 4 months of completing the works
- For special-use buildings (tourist accommodation, schools, hospitals, fuel stations, public buildings) — with their own deadline, regardless of any transfer
It is not required for a simple lease or rental — one of the most common points of confusion. The Electronic Building Identity concerns transfers of ownership, not lease agreements.
How the Electronic Building Identity affects a property transfer
The Electronic Building Identity is not just another document in the file — it is a precondition for the deed to proceed at all:
- Sale agreement > Engineer instructed Site inspection > Settlement (if needed) > Registration in the Electronic Building Identity registry > Certificate of Completeness > Attached to the deed
The critical point to watch: the Certificate of Completeness is valid for only two (2) months from the date of the site inspection. If the deed signing is delayed beyond that period, a new certificate is required. The engineer will verify that no material changes have occurred and issue a new Certificate of Completeness where appropriate.
Tip: Coordinate early between your engineer and notary so the site inspection takes place as close as possible to the planned signing date. This avoids the risk of the certificate expiring while you're waiting on other documents (e.g. tax clearance, ENFIA certificate).
Deadlines, penalties, and the current rules
For most properties there is no single "deadline" — the requirement is triggered by the transfer itself. There is, however, a separate one-off deadline for specific categories of special-use properties:
Table 1 — Deadline for mandatory Electronic Building Identity (Category I)
| Property category | Deadline |
|---|---|
| 7 categories of special use / public assembly buildings (excluding residential) — tourist accommodation, schools, hospitals, fuel stations, etc. | 1 Feb 2028* |
| Public sector, municipal, and public-law-entity properties | 1 Feb 2028* |
Failure to comply may result in a fine ranging from €200 up to 10% of the property's assessed value. For false statements, fines range from €2,000 to €20,000, depending on the extent of the surface area not correctly recorded in the system. Beyond the fine, the matter is also referred to the TEE Disciplinary Council, with a possible suspension of the right to practice ranging from 2 to 24 months — a liability that falls on the engineer, not the property owner.
Required documents
Typically, the engineer will request the following documents:
What the owner provides to the engineer:
| Document | Source |
|---|---|
| Title deed / purchase contract | Notary / owner's records |
| Building permit summary (if available) | Planning authority / YDOM |
| Any declarations settling building irregularities | Owner's records / engineer who handled the settlement |
| Ownership share table (for divided property) | Building manager or the notary who drew up the deed of division |
| Land Registry (KAEK) details | Hellenic Cadastre |
What the engineer sources or prepares:
| Document | Role in the process |
|---|---|
| Approved architectural plans | Cross-checked against the actual condition of the property |
| Energy Performance Certificate (PEA) | Part of the file — issued if one doesn't already exist |
| Structural adequacy report / structural vulnerability form | Where required, depending on the type of property |
| Floor plans of the current condition | When the existing condition differs from the permit |
| Identity extract & Certificate of Completeness | Final output — attached to the deed |
How to prepare your property before the process starts
A little preparation before you even contact an engineer can save you weeks of delay later on:
- Locate the plans from the building permit, if you have them — this saves the engineer a search at the planning authority
- Gather the purchase contracts and any deeds of amendment (e.g. the deed setting up horizontal ownership)
- Check for yourself whether there are undeclared changes — enclosed semi-open spaces, a change of use, additions made by a previous owner
- Don't wait until a buyer is found to get started
Insights: At Terra, we recommend starting the Electronic Building Identity process at the same time as the decision to list a property — not afterwards. A ready file is, in itself, an argument for trust with a prospective buyer.
What causes the biggest delays
In practice, the Electronic Building Identity rarely gets delayed by the process itself — it gets delayed because something about the property isn't quite as the owner remembers it. The most common causes:
- An enclosed semi-open space that has been incorporated into the interior without being declared
- Differences from the floor plan — changes made by a previous owner or contractor that were never declared
- A missing building permit file at the planning authority — reconstructing it can take weeks
- Incorrect floor area or use compared with the purchase contract
- Planning irregularities that were never settled
Example: A 1985 apartment in an Athens apartment building — during the site inspection, it turns out that a 6 sq.m. semi-open space has been enclosed and incorporated into the living room, without the current owner even being aware of it. This constitutes a planning irregularity that must be settled before the Certificate of Completeness can be issued — adding weeks to the timeline before signing, if it hasn't been anticipated in advance.
Cost & what affects it
There is no statutory minimum fee — engineers' fees were deregulated in 2012 and are freely agreed in writing. Fees vary considerably depending on the complexity of the property and no fixed statutory fee applies. The final cost depends on the size and use of the property, its age and the availability of plans at the planning authority, whether there are building irregularities to settle, and whether new floor plans need to be produced. See also our guide to the total costs of a property transfer for the full picture of purchase-related expenses.
Table 2 — Indicative cost range
| Case | Cost indication |
|---|---|
| Simple apartment, complete file, no irregularities | Lower end |
| Detached house or property with irregularities to settle | Higher, depending on the extent of the issue |
| Large commercial or industrial buildings | Custom quote from the engineer |
Who pays for what
| Role | Responsibility / cost |
|---|---|
| Owner | Appoints and pays the engineer's fee, plus any platform usage fee |
| Engineer | Carries out the site inspection, gathers documents, registers the file, issues the Certificate of Completeness |
| Notary | Checks the Certificate of Completeness before drafting the final deed |
| TEE | Manages the platform and the Electronic Building Identity registry |
In most transactions, the seller bears this cost because the Electronic Building Identity is required before the transfer can be completed.