Property: The secrets and traps of a renovation

Increasing market prices in new real estate has turned many buyers – who are not able to buy new homes – in the market for old houses. But many of them need renovation work to become habitable.

The radical renovation of a property, however, is an important investment that requires careful design. This is because if there is no specific plan with the required tasks, the cost can easily be launched, resulting in the risk of renovating.

In addition, in recent years, there have been many changes in the construction of building permits and the execution of construction work, which have created questions and confusion to many interested parties about when a building permit is needed, in which cases need to be approved by small scale work and in which no permission is required.

Thus, many owners do not know that in order to do renovation and micro -repair work, such as internal wall removal, insulation, housing repair, window converting into a balcony door, the construction of simple enclosure – periphery, etc.

As a result, they often pay for large fines, after a complaint, because they repaired for example their roof or because they built a fireplace without issuing the license.

For all these reasons, the « NEWS » with the help of the topographer – urban baklatsis grammar presents through 10+5 questions – answers all the information that owners who plan to renovate their property must be in order not to be surprised.

What does the radical renovation of a home involve?

The radical renovation of a home is about the entirely reconstruction and remodeling of every space. The most important tasks, among other things, include:

Αν Drawing the layout of the interiors, which implies the creation of new rooms, by removing old walls and the erection of new ones.

Ανα Statical reinforcement of the building, which concerns – mainly – very old and therefore static inadequate buildings. Their reinforcement is preceded by any other renovation work and is essential to ensure a safe and stable building.

Restoration of the worn and loose walls of the house.

Bathroom regeneration, highly extensive procedure, as it often includes wall demolition, replacement of obsolete pipes with new and functional, as well as mounting new tiles and furniture.

Kitchen regeneration, equally extensive work as it includes, in short, the same procedures as the renovation of the bathroom, with the exception that it will usually need a larger number of furniture.

The repair of the roof and its reinforcement with waterproofing and thermal insulation.

The decline of the floor of the house, a time consuming process, as it presupposes the removal of the pre -existing floor and replace it with a new floor of your choice.

What do the owners need to know when they renovate?

In renovation there are rules that must be observed in order to protect both property and the life of the tenants of the property itself. So the owners should be aware of the following:

(J) A radical renovation of walls or beams requires the presence of an engineer. This is because a wrong choice can be burdened by the building and there is major disasters and there is a risk to the lives of tenants as well. Central beams should never be bothered because they support the whole building.

(II) Electric and hydraulic systems that are old must change. Their radical removal is better than to do repair work every time a damage occurs.

(III) Changing the exterior of an apartment / apartment building requires permission from urban planning and consent of co -owners.

What are the stages followed in a typical renovation?

The stages followed in a typical apartment / residence renovation are as follows:

(A) The needs of the residence are accurately recorded and predetermined and the budget of the money required.

(B) The planning is done in collaboration with the engineer and the renovation workshop.

(C) The cost is calculated and the time planning of the renovation project is also planned.

(D) The necessary licenses and approvals are issued by the relevant bodies.

Planning, what is considered a radical renovation?

A radical renovation of a building or building unit (ie large -scale renovation) is the renovation in which the total cost of renovation relating to the shell of the building or the building unit or their technical systems exceeds 25% of its current value, of which the building has been built.

How is it characterized by the value of the building so that a renovation is described as radical?

The method of calculating the value of the building for the designation of a renovation as a radical is determined by a decision of the Ministry of Environment and Energy (ed.: 6949/72/Government Gazette 408 B/2019). And depends on the value of the property resulting from the cost of building and the useful surface of the building or building unit.

What does the building cost depend on?

It depends on the square meters, the category of use (eg residence, shop, offices, etc.), the type and the climate zone as defined in the energy efficiency regulation.

What kind of building permit is required to renovate?

There are two basic types of licenses related to building repair and renovation work. Tasks that do not drastically change the structure of a building requires a small scale license. The budget of the work for which a small -scale license must be issued are up to 25,000 euros. For large -scale tasks, with a budget of EUR 25,000 or more, the classic building permit is required.

What tasks require small -scale work permit?

Exterior colors work, facade lining, interior layouts, pergolas of more than 50 square meters in uncovered areas. Also the construction of planted rooms, the construction of fireplaces and bakeries with their chimneys, the construction of fireplaces with their chimneys in independent home -based properties and the reconstruction of the roof.

Can a small scale license be issued if there are arbitrariness in the building?

No. Small -scale license can only be issued for legally existing buildings. That is, those built before 1955 or have a building permit or were arbitrary and settled. Small -scale license can also be received by buildings that have been permanently excluded from demolition.

Is there a problem for the owner in case of failure to issue a small -scale license?

Yes. It is in danger with self -arrest in the event of a complaint. Town Planning and EFKA will also be informed, who will certify fines for arbitrary construction.

How long does the small scale leave last?

It is valid for 12 months and can be extended for another 6 months.

What about rubble when renovation work is performed with a small -scale license?

There is an obligation to manage the bazales. Required: (a) Submission of waste management plan and (b) a copy of signed contract of the excavation and demolition manager with an approved alternative system.

What tasks require a building permit?

Since there are new construction work such as reinforcing an existing building frame, a change of layout that affects the static of the building as well as the change of hydraulic and electrical installations, a regular building permit is required.

What happens when the aforementioned work is done by issuing a small -scale license?

Many owners choose to issue a small -scale license for economic reasons, without stating all the volume of work. However, in the event of a termination or control of the urban planning, the building will be considered arbitrary and fined.

How is the renovation license given?

Applications for building permits or small -scale licenses are made electronically to the Municipal Building Service. The application is submitted by an engineer following the authorization of the person concerned. A key prerequisite for issuing any license is the legality of the building, while the signature of the renovation engineer responsible for the renovation work is necessary for approval.