Small-scale building permit for home renovation

Before a renovation starts, many owners ask: do I need a permit? The answer depends on the work involved. Painting or replacing floors is treated very differently in law from moving walls or relocating the kitchen.

At IG Constructions we handle both the renovation and the small-scale building permit, with a responsible civil engineer. The project starts with the right documents and does not stall halfway for paperwork.

What the small-scale permit (EEDMK) is

What is commonly called a "small-scale permit" is legally the Approval of Small-Scale Building Works (EEDMK). It is the administrative act that allows specific works on existing buildings without a full building permit.

The works it covers are set out in Article 29 of Law 4495/2017, now codified as Article 315 of Law 5306/2026. The required documents are set by Ministerial Decision ΥΠΕΝ/ΔΑΟΚΑ/43266/1174/2020 (Government Gazette Β΄ 1843).

Do I need a permit to renovate my home?

For a home renovation there are, in practice, three levels:

Renovation works that need no permit

Article 30 of Law 4495/2017 lists works that need neither a building permit nor an EEDMK. In a typical apartment renovation these are mainly:

• interior painting and minor repairs to doors and windows,
• repairing or replacing floors,
• minor internal repairs or alterations that do not touch the load-bearing structure,
• maintenance, repair or partial replacement of electrical and plumbing installations,
• replacing internal or external doors and windows in the same opening,
• exterior painting or render repairs without scaffolding,
• installing air conditioners and wall-mounted gas boilers, under the conditions of the law.

Note: "no permit" does not mean "no paperwork". Before these works are carried out, an electronic certificate by a competent engineer must be filed through the TEE information system. It confirms that no approval from another authority is needed in the property's area.

Renovation works that need a small-scale permit

From the list in the law, the cases that come up most often in home renovations are:

• Internal layout changes, such as removing or building non-load-bearing walls, merging the kitchen and living room, or moving the bathroom. The load-bearing structure must not be affected and loads must not increase.
• Scaffolding, e.g. for painting or repairing façades.
• External thermal insulation (insulated façade).
• Altering or opening windows and doors in the façades, provided the load-bearing structure is not affected.
• Installing an independent heating system.
• Building a fireplace with a chimney in an apartment, with an engineer's technical report.
• Dividing horizontal properties, e.g. splitting a large apartment into two.

In apartment renovations the first case is by far the most common. Once a renovation changes the layout of the rooms, it is no longer a simple "minor alteration".

When a building permit is required

A full building permit is needed when the work touches the load-bearing structure (e.g. cutting a beam, opening a reinforced concrete wall), when floor area or volume is added, and when a change of use increases loads or coverage. The same applies when small-scale works exceed the budget limit explained below.

The €25,000 limit per property

For most small-scale works, such as internal layout changes and scaffolding, the law sets a budget limit of €25,000 per horizontal or vertical property. If the works, individually or together, exceed this limit, a building permit is required.

This budget is not the actual renovation cost. It is calculated as prescribed in Annex B of Law 4495/2017 and covers only the works included in the EEDMK. Some categories, such as external insulation and independent heating, are exempt from the limit.

Prerequisite: the property's legal status

An EEDMK is issued for lawfully existing buildings. It also covers buildings or parts of buildings legalised under a regularisation law or exempted from demolition. The engineer must state the building permit number or the regularisation declaration number in the technical report.

That is why the legal status check comes first. If the apartment has undeclared unauthorised alterations (e.g. an enclosed balcony, a mezzanine or deviations from the permit drawings), they usually have to be regularised before the approval is issued.

Documents for a small-scale permit

For an internal layout change, the main documents are:

• an application by the owner or another person with a legal right,
• an engineer's technical report with the legal status details and a detailed description of the works,
• a budget, where the €25,000 limit must be checked,
• a cadastral diagram extract or cadastral certificate,
• photographs of the property,
• a copy of the site plan,
• a floor plan at 1:100 or 1:50,
• the engineer's declaration that the load-bearing structure is not affected,
• a health and safety plan and file, where required.

If the works concern common or jointly owned parts of the building, such as façades, the roof terrace, the open yard or the load-bearing structure, the consent of the co-owners is also needed. If the layout change affects existing building studies, e.g. fire protection or electromechanical, the amended studies are submitted too.

Process and validity

1. Site visit and legal status check. The engineer visits the property, checks the permit or regularisation and records the works you want.
2. Classification of the works. What is done with a certificate, what needs an EEDMK, and whether any work requires a building permit.
3. Drawings and technical report. The floor plan of the new layout, the technical report and the declarations are prepared.
4. Electronic submission. The application is filed in the electronic permit system and the approval is issued automatically once the documents are complete.
5. Start of works. Work begins after the approval is issued.

An EEDMK is valid for one year from issue, extendable for one more year. If new works arise in that period, the approval is revised and the total budget is checked again. The Building Service sends a copy of the approval to EFKA (social insurance) and to the municipality.

Common mistakes to avoid

• Demolishing walls without a check. In older buildings some walls may play a structural role. An engineer's check comes before any demolition.
• "We'll sort it out later". Works without the required approval are considered unauthorised and can cause problems in a future sale, lease or Building ID.
• Misclassifying the works. A "simple renovation" that moves the kitchen or bathroom is usually not permit-free.
• Overlooking common areas. Scaffolding on the façade or work on the roof terrace needs the building's consent.

Why entrust both permit and renovation to IG Constructions

When the permit and the construction are handled by different people, what was declared and what gets built can easily drift apart. At IG Constructions the same civil engineer:

• carries out the site visit and the legal status check,
• designs the new layout and issues the EEDMK or the works certificate,
• supervises the home renovation through to handover.

So the detailed quote covers both the technical and the administrative steps from the start. For apartments in a block, see also apartment renovation. For a first idea of cost, read our article on home renovation cost. All our technical services are listed under civil engineer services.

Frequently asked questions about the small-scale permit

Do I need a permit to renovate my kitchen and bathroom?

Usually not, as long as the work stays in the existing positions and the layout does not change. Before work starts, however, an electronic engineer's certificate must be filed through the Technical Chamber of Greece (TEE). If walls are moved or the kitchen or bathroom changes position, the work may count as an internal layout change and require an EEDMK.

How long does it take to obtain a small-scale permit?

The approval is issued electronically as soon as all documents are submitted. In practice the time depends mainly on gathering the documents, such as the legal status records, the site plan and the floor plan.

How long is a small-scale permit valid?

One year from issue, with the option of revision or extension for one more year, on the owner's application and a reasoned report by the engineer.

Can I get an EEDMK if the apartment has unauthorised alterations?

An EEDMK is issued for lawfully existing buildings or for structures legalised under a regularisation law. Undeclared unauthorised alterations usually have to be regularised first.

Do I need the consent of the apartment building?

For work only inside the apartment, usually not. For work on common or jointly owned parts, such as façades, the load-bearing structure, the roof terrace or the open yard, a declaration of consent from the co-owners is required.

What if the budget exceeds €25,000?

For most small-scale works a full building permit is then required instead of an EEDMK. This budget is calculated as the law prescribes and is not necessarily the same as the actual renovation cost.

Ask for a check on your property

Tell us what you want to change in your home. Our civil engineer will tell you which permit you need, which documents are missing and what the whole project will cost.

Request a quote +30 693 042 4202

The information on this page is general and reflects the framework in force in October 2026. Each property is assessed individually, based on its permit, its area and the works planned.