Renovation and Construction: Hiring and Managing Projects in Greece

Reading time: 15 minutes

Table of Contents

1. Introduction to Greek Construction and Renovation
2. Understanding the Greek Construction Market
3. Legal Framework for Construction in Greece
4. Hiring Professionals for Your Project
5. Managing Your Construction or Renovation Project
6. Navigating Permits and Bureaucracy
7. Budgeting and Financial Considerations
8. Materials and Supplies in Greece
9. Cultural Considerations in Greek Construction
10. Sustainable and Eco-Friendly Building Practices
11. Conclusion
12. FAQs

1. Introduction to Greek Construction and Renovation

Greece, with its rich history and stunning landscapes, offers a unique backdrop for construction and renovation projects. Whether you’re restoring a centuries-old villa on a Greek island or building a modern home in Athens, understanding the intricacies of the Greek construction industry is crucial for success. This comprehensive guide will walk you through the essential aspects of hiring professionals, managing projects, and navigating the complexities of construction in Greece.

As we delve into this topic, it’s important to note that the Greek construction sector, like many aspects of the country’s economy, has undergone significant changes in recent years. The economic crisis of the past decade has reshaped the industry, leading to new challenges and opportunities. However, with careful planning and the right approach, your construction or renovation project in Greece can be a rewarding experience.

2. Understanding the Greek Construction Market

The Greek construction market has shown remarkable resilience in recent years, rebounding from the depths of the economic crisis. This recovery has been driven by several factors, including increased foreign investment, a growing tourism sector, and government initiatives to stimulate the economy.

Key Market Indicators

To gain a deeper understanding of the current state of the Greek construction market, let’s examine some key indicators:

• Construction Output: After years of decline, construction output in Greece has been steadily increasing since 2017. In 2020, despite the global pandemic, the sector showed signs of stability.
• Foreign Investment: Greece has become increasingly attractive to foreign investors, particularly in the real estate sector. Programs like the greece investor visa have incentivized property purchases by non-EU nationals.
• Labor Market: The construction sector employs a significant portion of the Greek workforce. Recent data shows a gradual increase in employment within the industry, reflecting its growing strength.
• Residential Construction: There has been a notable uptick in residential construction, particularly in popular tourist destinations and major urban centers.

These indicators paint a picture of a construction market that is regaining its footing and offering increasing opportunities for both domestic and international projects.

3. Legal Framework for Construction in Greece

Navigating the legal landscape of construction in Greece can be complex, but understanding the basics is essential for any successful project. The primary laws governing construction in Greece are outlined in the General Building Regulation (Genikos Oikodomikos Kanonismos – GOK) and the New Building Regulation (Neos Oikodomikos Kanonismos – NOK).

Key Legal Considerations

• Building Permits: All construction projects in Greece require a building permit (Ádeia Domisis) issued by the local Urban Planning Office (Poleodomia).
• Zoning Regulations: Each area in Greece has specific zoning regulations that dictate what can be built and how. These regulations cover aspects such as building height, plot coverage, and land use.
• Environmental Protection: Greece has strict laws protecting its natural and cultural heritage. Projects in certain areas may require additional environmental impact assessments.
• Energy Efficiency: New buildings and major renovations must meet specific energy efficiency standards as per EU directives implemented in Greek law.

It’s crucial to work with local legal experts and architects who are well-versed in these regulations to ensure your project complies with all relevant laws.

4. Hiring Professionals for Your Project

The success of your construction or renovation project in Greece largely depends on the quality of the professionals you hire. Here’s a guide to finding and working with key professionals in the Greek construction industry:

Architects (Architektonas)

Greek architects are trained professionals who can design your project and oversee its execution. When selecting an architect:

• Look for members of the Technical Chamber of Greece (TEE), which ensures professional standards.
• Choose someone with experience in your specific type of project (e.g., residential, commercial, restoration).
• Consider their familiarity with local building codes and regulations.

Civil Engineers (Politikos Michanikos)

Civil engineers play a crucial role in ensuring the structural integrity of your project. They should:

• Be registered with the TEE.
• Have experience with the specific challenges of Greek construction (e.g., seismic considerations).
• Be able to collaborate effectively with architects and other professionals.

Contractors (Ergolávos)

Choosing the right contractor is critical for the successful execution of your project. Consider the following:

• Request and verify references from previous clients.
• Ensure they have the necessary licenses and insurance.
• Look for contractors with experience in projects similar to yours.
• Discuss their approach to project management and communication.

Other Specialists

Depending on your project, you may need to hire other specialists such as:

• Electrical engineers (Ilektrologos Michanikos)
• Mechanical engineers (Michanologos Michanikos)
• Interior designers (Schediasmós Esoterikoú Chorou)
• Landscape architects (Architektonas Topiou)

When assembling your team, prioritize professionals who have a track record of successful collaboration and clear communication skills.

5. Managing Your Construction or Renovation Project

Effective project management is crucial for the success of your construction or renovation endeavor in Greece. Here are key strategies to ensure smooth execution:

Establish Clear Communication Channels

Open and frequent communication is vital. Consider:

• Setting up regular project meetings with all key stakeholders.
• Using project management software to track progress and share updates.
• Establishing a clear chain of command for decision-making.

Develop a Detailed Project Plan

A comprehensive project plan should include:

• A clear timeline with milestones and deadlines.
• Allocation of responsibilities among team members.
• Contingency plans for potential delays or issues.

Monitor Progress Closely

Stay actively involved in the project by:

• Conducting regular site visits.
• Reviewing progress reports and financial statements.
• Addressing any deviations from the plan promptly.

Manage Relationships with Local Authorities

Maintaining good relationships with local authorities can streamline your project. Consider:

• Appointing a team member to liaise with local offices.
• Staying informed about any changes in local regulations or requirements.
• Addressing any community concerns proactively.

6. Navigating Permits and Bureaucracy

Dealing with permits and bureaucracy is often cited as one of the most challenging aspects of construction in Greece. Here’s how to navigate this process effectively:

Understanding the Permit Process

The main steps in obtaining a building permit in Greece typically include:

1. Submitting architectural plans and technical studies to the local Urban Planning Office.
2. Obtaining approvals from various authorities (e.g., Archaeological Service, Forest Service).
3. Paying relevant fees and taxes.
4. Final review and issuance of the permit.

Tips for Smooth Navigation

• Start the permit process early, as it can take several months.
• Work with professionals who have experience with local bureaucracy.
• Ensure all documentation is complete and accurate to avoid delays.
• Be prepared for potential additional requests or studies from authorities.

7. Budgeting and Financial Considerations

Careful financial planning is crucial for the success of your construction or renovation project in Greece. Consider the following aspects:

Cost Estimation

Develop a detailed budget that includes:

• Materials and labor costs
• Professional fees (architects, engineers, etc.)
• Permit and administrative costs
• Contingency fund (typically 10-15% of the total budget)

Payment Structures

Understand common payment practices in Greece:

• Milestone-based payments are common for larger projects.
• Some contractors may require a deposit upfront.
• Ensure all payment terms are clearly outlined in contracts.

Financial Regulations

Be aware of financial regulations that may affect your project:

• Capital controls have been lifted, but be mindful of any banking restrictions.
• Understand tax implications, including VAT on construction services.
• Consider the impact of property taxes on your overall investment.

8. Materials and Supplies in Greece

Sourcing materials and supplies for your project in Greece requires careful consideration of quality, cost, and availability. Here’s what you need to know:

Local vs. Imported Materials

Greece produces many high-quality construction materials, but some items may need to be imported:

• Local materials often include marble, stone, and certain types of wood.
• Imported materials may be necessary for specialized components or finishes.
• Consider the balance between cost, quality, and sustainability when choosing materials.

Supply Chain Considerations

Be mindful of potential supply chain issues:

• Plan for potential delays, especially with imported materials.
• Work with suppliers who have a reliable track record.
• Consider stockpiling critical materials to avoid project delays.

9. Cultural Considerations in Greek Construction

Understanding and respecting Greek cultural norms can significantly smooth your construction or renovation process:

Work Culture

• Personal relationships are highly valued in Greek business culture.
• Be prepared for a more relaxed approach to time management.
• Show respect for local customs and holidays, which may affect work schedules.

Architectural Traditions

Consider incorporating elements of traditional Greek architecture:

• Use of natural materials like stone and wood.
• Emphasis on outdoor living spaces.
• Adaptation to local climate through design (e.g., shaded areas, natural ventilation).

10. Sustainable and Eco-Friendly Building Practices

Greece, with its abundant natural resources and growing environmental awareness, is increasingly embracing sustainable construction practices:

Energy Efficiency

• Implement solar panels and other renewable energy sources.
• Use high-quality insulation to reduce energy consumption.
• Consider passive solar design principles.

Water Conservation

• Install water-saving fixtures and appliances.
• Implement rainwater harvesting systems where possible.
• Consider greywater recycling for landscaping.

Sustainable Materials

• Use locally sourced, eco-friendly materials when possible.
• Consider recycled or upcycled materials for certain elements.
• Choose materials with low environmental impact and long lifespans.

11. Conclusion

Embarking on a construction or renovation project in Greece offers a unique blend of challenges and rewards. By understanding the local market, navigating legal requirements, assembling a skilled team, and embracing both traditional and sustainable practices, you can create a successful and fulfilling building experience.

Remember that patience and flexibility are key virtues when working in Greece. The country’s rich cultural heritage, stunning landscapes, and warm hospitality make it a truly special place to build or renovate. With careful planning and the right approach, your project can become a testament to the enduring appeal of Greek architecture and craftsmanship.

As you move forward with your plans, consider how your project can not only meet your personal or business needs but also contribute positively to the local community and environment. By doing so, you’ll not only create a beautiful structure but also forge lasting connections with the land and people of Greece.

12. FAQs

Q1: How long does it typically take to obtain a building permit in Greece?

A1: The time frame for obtaining a building permit in Greece can vary significantly depending on the location and complexity of the project. On average, it can take anywhere from 3 to 6 months. However, in some cases, particularly in areas with special regulations or for larger projects, the process may take up to a year or more. It’s crucial to start the permit process as early as possible and work with experienced local professionals to navigate the bureaucracy efficiently.

Q2: Are there any restrictions on foreigners buying property or undertaking construction projects in Greece?

A2: Generally, there are no significant restrictions on foreigners buying property or undertaking construction projects in Greece. However, there are some considerations:

• Non-EU citizens may need to obtain a special permit for properties in border areas or on certain islands.
• All property purchases, regardless of the buyer’s nationality, must be approved by the local land registry office.
• Foreigners engaging in construction projects must comply with all local and national regulations, just like Greek citizens.

It’s advisable to work with a local lawyer familiar with property laws affecting foreign investors.

Q3: What are some common challenges faced during construction projects in Greece?

A3: Some common challenges in Greek construction projects include:

• Navigating complex bureaucracy and permit processes
• Dealing with potential delays due to archaeological findings
• Adapting to local work cultures and time management styles
• Managing supply chain issues, especially for imported materials
• Ensuring compliance with evolving environmental and energy efficiency regulations
• Balancing modern needs with traditional architectural styles, especially in historic areas

Proper planning, local expertise, and patience are key to overcoming these challenges.

Q4: How do I ensure my construction project in Greece is environmentally sustainable?

A4: To ensure environmental sustainability in your Greek construction project:

• Incorporate energy-efficient designs and technologies, such as solar panels and proper insulation
• Use locally sourced, eco-friendly materials where possible
• Implement water conservation measures, including rainwater harvesting systems
• Work with architects and engineers experienced in sustainable building practices
• Consider obtaining green building certifications like LEED or BREEAM
• Ensure your project complies with or exceeds Greek and EU environmental standards

Sustainability not only benefits the environment but can also lead to long-term cost savings and increased property value.

Q5: What should I consider when budgeting for a construction project in Greece?

A5: When budgeting for a construction project in Greece, consider the following:

• Material costs, which can vary based on local availability and import needs
• Labor costs, including skilled and unskilled workers
• Professional fees for architects, engineers, and other specialists
• Permit and administrative costs, which can be substantial
• Potential archaeological survey costs, especially in historically significant areas
• Currency exchange rates if you’re funding the project from outside the Eurozone
• A contingency fund of at least 10-15% for unexpected expenses
• Ongoing costs such as property taxes and maintenance

It’s crucial to work with local experts to develop a comprehensive and realistic budget tailored to the specific requirements of your project and location in Greece.

Article reviewed by Georgi Ivanov, Corporate Lease Negotiator | Industrial Real Estate Strategist, on March 14, 2025