What we do, and what we do not

MAPS prepares only the topographic survey plan. We do not file declarations for the legalisation of unauthorised works and we do not issue engineer's certificates for property transfers. These are handled by the engineer you have chosen, and we hand them the survey and the files they need. If you do not have an engineer yet, we can recommend one we work with for the declaration or the certificate.

The legal framework in brief

The legalisation of unauthorised works (τακτοποίηση αυθαιρέτων) was regulated by Law 4495/2017. Its provisions have now been carried into the Spatial and Urban Planning Code (Law 5306/2026), which sets the categories of violations, the supporting documents, the fines and the deadlines. Under the current text, declarations are allowed until 31.3.2028 only for unauthorised works in categories 1 to 4 built by 28.7.2011. These deadlines have been extended many times; the deadlines set by the law at any given time apply.

The engineer's certificate for property transfers

Every property transfer (μεταβίβαση) or creation of a right in rem, including gifts from parents to children and other donations, requires an engineer's certificate (βεβαίωση μηχανικού) that there are no unauthorised works or uses on the property, or that any that exist have been legalised or are lawfully exempt. The certificate is valid for two months and, with some exceptions, is accompanied by a survey plan tied to the national coordinate system. We prepare that survey plan; the certificate is signed by your engineer after seeing the property and its documents.

The survey plan in the legalisation file

Drawings are attached to the declaration. Where there is no building permit, or its file cannot be found, a topographic survey plan tied to the national coordinate system is required, showing the dimensions of the unauthorised structure, together with a floor plan and a section. Where there is a permit, the survey plan accompanies the permit drawings and the coverage diagram that shows the excesses.

What we survey

The plot: boundaries, area and street frontage, compared with the title deeds and the Hellenic Cadastre
The buildings: position, dimensions and heights, so that your engineer can calculate the differences from the permit
Distances: from the boundaries, the street alignment line and the town plan (street layout plan) of the area
Special zones: whether the property touches a stream, the foreshore or another zone where special rules apply
Date of construction: the law asks for evidence, such as public documents or aerial photographs, of when a structure was completed. Photo-interpretation of historical aerial photographs helps document the date

Why an accurate survey matters

The category of the violation and the fine depend on the square metres and the excesses. A rough estimate can lead to a wrong declaration that later needs correcting or delays a contract. A survey plan tied to the coordinate system is useful later too: for the Cadastre or for a new permit.

Start early

The certificate is valid for two months, but what comes before it takes time: the survey, the search for the permit and its drawings at the Building Service and, if unauthorised works are found, their legalisation by your engineer before the contract. If you know you will sell or transfer, ask for the survey before you fix a date with the notary.

What you need / steps

Title deeds and, if there is one, the building permit with its drawings
The KAEK (the 12-digit cadastral code), if the property has been mapped by the Cadastre
Any earlier legalisation declarations
Contact details of the engineer who will file the declaration or issue the certificate
A site visit to survey the plot and the buildings
Preparation of the survey plan and hand-over of the files to your engineer

We prepare only the topographic survey plan; the legalisation declaration and the engineer's certificate are made by the engineer you have chosen (if you do not have one, we can recommend one we work with). Send us the location and the documents of the property. See how we prepare topographic survey plans.

Unauthorised buildings and legalisation: the role of the survey plan