Property Inspection in Greece

Basic technical inspection of apartment

For an apartment up to 100 sq.m. within the Athens metropolitan area:

Cost: €200 + VAT 24% Total amount: €248 Duration of site inspection: approximately one hour Report delivery: next business day Reference language: Greek or English without additional charge

For larger properties, more apartments, detached houses, villas, detached buildings and commercial premises, the price is determined according to the size and inspection requirements.

For properties outside the Athens metropolitan area, an additional travel fee is calculated depending on the distance, travel time and site inspection requirements.

Why is a technical inspection needed before buying a property?

The technical check before the purchase helps the interested party:

• to get a better picture of the real condition of the property,
• identify obvious wear and tear and signs of technical problems,
• to identify points that need deeper investigation,
• assess what repairs or work may be required,
• to more realistically calculate the budget of a future renovation,
• to better assess whether the property meets his needs and investment,
• make a more informed decision before making a financial commitment.

The inspection can be carried out even when the person concerned is abroad. The presence of the customer is not necessary, as long as access is secured through an owner, broker or other authorized person.

Two levels of property inspection

The service consists of two levels. The basic audit provides a quick and cost-effective initial insight, while the second-level is used when a deeper investigation of a specific technical issue is required.

1. Basic visual and thermographic inspection

The first degree is the fastest and most economical option for an initial technical assessment of the property.

It includes visual and non-invasive control of visible and accessible points. Where required, a thermographic camera, hygrometers and surface inspection instruments are used.

The inspection is adjusted to the type, age, location and current condition of the property.

What is examined during the basic technical inspection?

Masonry, ceilings and floors

Cracks, detachments, distortions, bulges, weak points, floor subsidence and other obvious damage to walls, ceilings, floors, balconies and external surfaces are examined.

Obvious signs of past repairs, alterations or sloppy construction work are also recorded which may require further investigation.

Moisture, leaks and waterproofing

Looking for clues:

• active or past leaks,
• mold and condensation,
• rising humidity,
• water inflow,
• insufficient waterproofing,
• alterations that may be related to pipes, bathrooms, balconies, roofs or terraces.

Where required, a thermographic camera and hygrometers are used to investigate thermal differences, moisture concentration, thermal bridges and possible insulation deficiencies.

The measurements are indications of the condition of the examined surfaces. They are not equivalent to opening the structure or checking its non-visible parts.

Plumbing and drainage

The overview of the visible and accessible parts of the plumbing is considered.

When there are active benefits, they can be checked:

• the operation of the available hydraulic points,
• the apparent pressure and flow of water,
• the runoff in sinks, washbasins, basins, bathtubs and showers,
• obvious signs of leakage,
• odors or malfunctions that may be related to drainage,
• runoff slopes in bathrooms, balconies and exterior areas, where this can be established without a special test.

Pressure and tightness tests of networks, pressing and targeted investigation of hidden pipes are part of the second level of control.

Electrical installations

The apparent situation is examined:

• of the electrical panel,
• fuses and protection devices,
• sockets and switches,
• visible cables and connections,
• possible sketchy or dangerous interventions.

Obvious signs of age, wear, overheating or insufficient electrical protection are recorded. The presence of basic safety devices, such as the anti-electric shock switch, is also considered.

Earthing, cable, line and panel insulation measurements, as well as certified electrical tests, are performed in the second-level by a licensed electrician with appropriate instruments.

Frames and glass panes

The visible condition and operation of external and internal frames, glass panes, shutters and their mechanisms are checked.

Damage, gaps, application problems, difficulty in operation and obvious signs of insufficient waterproofing or inflow of water and air are recorded.

Heating, cooling and production of hot water

The visible state of available systems is examined, such as:

• boiler and burner,
• radiator bodies,
• water heater or solar system,
• air conditioning units,
• visible piping and connections.

Basic inspection is not a substitute for full maintenance or certified evaluation by the appropriate licensed technician.

Fireplace and chimney

When present and accessible, the apparent condition of the fireplace and chimney, possible wear, cracks and obvious connection problems are examined.

The complete control of operation, tightness and safe extraction of smoke requires a more specific control.

Danger centers

Obvious situations that may affect the safe use of the property are recorded, such as:

• uncovered or sketchy electrical points,
• low, worn or unstable railings,
• detached or slippery surfaces,
• unstable structural or decorative elements,
• rough construction interventions,
• obvious damage to stairs, balconies and external accesses.

Roof, terrace and exterior elements

In single-family houses, villas, country houses and independent buildings are considered, as long as they are accessible:

• the apparent condition of the roof or terrace,
• insulation and waterproofing,
• gutters and storm drains,
• external aspects and visible cracks,
• balconies and parapets,
• the points of contact of the building with the ground,
• the basement and other auxiliary spaces.

In a top floor apartment access to the roof is required. The condition of its insulation, waterproofing and drains can be directly linked to moisture or other damages in the apartment.

If required and accessible, relevant points in common areas, basements, roofs and other parts of the building that may affect the particular property can be examined.

Garden, grounds and large trees

Where the property has a garden, courtyard or large trees close to the building, a visual inspection of accessible external points is carried out for:

• cracks in walls, paddocks, floors and external structures,
• local subsidence or uplift of the ground and pavements,
• distortions in paths, steps and perimeter elements,
• damage to drains and external piping,
• indications that root systems may have approached or affected walls, floors, foundations, structural elements or underground networks.

Visual inspection can record signs of possible root impact, but cannot confirm their underground extent and course.

When there are serious indications, a targeted investigation by the appropriate engineer and, where necessary, a geotechnician, agronomist or other competent professional is recommended.

Overall technical picture

After the site inspection, an overall picture is formed for:

• the state of maintenance of the property,
• the obvious manufacturing quality,
• the problems that need immediate treatment,
• the points that need monitoring,
• the issues that require specialized control,
• possible repair or renovation works,
• how the findings may affect the timing and cost of a future renovation.

Cost and method of payment

For an apartment up to 100 sq.m. within the Athens metropolitan area, the cost of the basic technical inspection is:

€200 plus 24% VAT — total amount €248

Payment is made in two stages:

• €124 with appointment confirmation,
• €124 upon completion of the inspection.

In case of cancellation or change of the scheduled appointment, the deposit is non-refundable.

For apartments larger than 100 m2, for more properties or for the inspection of additional premises, the cost is determined after evaluating the overall scope.

The cost of inspecting a detached house, villa, country house, independent building or commercial property is determined according to:

• the area and the number of floors,
• the age and condition of the property,
• the external and auxiliary spaces,
• the existence of a roof, garden, basement or special facilities,
• the scope of the required control.

For properties outside the Athens metropolitan area, an additional travel fee is calculated depending on the distance, travel time and site inspection requirements.

Duration and delivery of the technical report

The basic technical inspection of an apartment up to 100 sq.m. takes about one hour.

Appointments within the Athens metropolitan area can be arranged immediately, depending on availability and the ability to access the property.

The next business day the customer receives via email:

• summary technical report,
• photos of the disputed points,
• record of the most important findings,
• evaluation of points that need treatment or further investigation,
• suggested next steps,
• a preliminary overview of possible interventions and costs, where this can be safely estimated from the available data.

After sending the report, a short telephone presentation of the results follows and answers to the customer's main questions.

The report can be delivered in Greek or English at no additional charge.

What happens when there are no active benefits?

The inspection can be carried out even if the water or electricity supply is not working.

In this case the visible and accessible elements are examined, but the functions, installations and tests that could not be checked due to the absence of active provisions are recorded in the report.

2. Specialized technical inspection

Basic inspection can reveal signs of a problem, but it is not always possible to ascertain its exact cause, extent and severity by visual and non-invasive means alone.

When the age of the property, the client's information or the findings of the initial site inspection indicate a specific technical issue, a second-level of inspection is arranged.

It involves the appropriate licensed professionals and experienced master craftsmen, depending on the subject to be investigated.

Specialized electrical control

A licensed electrician can perform with appropriate instruments:

• ground measurement,
• measurement of cable and line insulation,
• control of the electrical panel,
• control of fuses and protection devices,
• checking lines, cables and connections,
• investigation of overheating and other specific indications,
• the required certified tests, if agreed.

Specialized hydraulic control

The right professional can carry out:

• pressure and tightness tests,
• network pressing,
• pressure measurement and evaluation,
• control of benefits and drainage,
• investigation of possible leaks,
• targeted inspection of problematic piping and connections.

Control of manufacturing issues

The responsible engineer can assess:

• cracks and deformations,
• sit down
• obvious interventions in construction,
• problems with walls, slabs and other structural elements,
• indications that may require further static or geotechnical investigation.

Other special controls

Depending on the property and findings, more specific checks can be arranged for:

• heating and cooling systems,
• roofs and terraces,
• insulations and sealings,
• fireplaces and chimneys,
• mechanical equipment,
• sewers and underground networks,
• effects of soil, sedimentation or root systems,
• other technical elements that require special knowledge or equipment.

The second-level is not a pre-determined package. It is configured according to the type of property, the clues that have been detected and the specific questions that need to be answered.

Professional fees, special measurements, required equipment and possible transfers are charged extra. The customer is informed in advance of the proposed item and the related cost.

Why choose Renovator?

The inspection is carried out by people who undertake real property renovations, repairs and restorations themselves.

We don't just record a damp, a crack or an old electrical panel. We know first hand what can be revealed when old floors are removed, walls are opened up or installation replacement begins.

Our experience from real projects helps us evaluate:

• what a finding might mean in practice,
• what work may be required,
• if the problem may affect other parts of the property,
• what issues need immediate attention,
• which can be scheduled later,
• which require a specialized professional,
• how it can affect the time and overall budget of a renovation.

This practical knowledge connects property inspection with the actual process of home repair and renovation.

Our goal is not to create unwarranted concern, but to turn technical findings into actionable information that helps the customer better know what they are buying.

Property inspection for foreign clients

Renovator can organize the inspection even when the prospective buyer or owner is outside Greece.

Access can be coordinated through:

• of the owner,
• of the broker,
• of the tenant,
• another authorized representative.

The customer receives the technical report and photos by email, followed by a telephone update. The report can be written in English at no additional charge.

When is inspection useful?

The service can be particularly useful:

• before buying an apartment in an old apartment building,
• before buying a detached house, villa or holiday home,
• before renting a commercial or self-contained building,
• before purchasing a property to be renovated,
• when there are signs of moisture, leaks, cracks or installation problems,
• when the property has a garden, large trees, basement, roof or other areas that need special attention,
• when the buyer is abroad and needs a technical image of a property in Greece.

Limits of inspection

The basic technical inspection is visual, non-invasive and concerns the condition of the visible and accessible points at the time of the site inspection.

It does not include stripping, wall openings, excavations or other interventions in the structure and the ground.

The report is not a certificate of the absence of visible defects and cannot guarantee that there are no problems inside walls, floors, ceilings, foundations, underground networks or other closed and inaccessible places.

The second-level of inspection allows a targeted and deeper investigation of specific indications, without being an absolute guarantee for every non-visible part of the structure.

A property inspection does not replace:

• the legal control of titles and contracts,
• the planning control and verification of legality,
• the static study or the full evaluation of the bearing organization,
• the geotechnical study,
• the certifications and official attestations issued by the competent licensed professionals.

When a need for such an audit is determined, Renovator will notify the customer and may coordinate the involvement of the appropriate professional.