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Legalization of Unauthorized Constructions

(In the event that unauthorized constructions or uses have been installed on the property, their legalization is required.)


We undertake the legalization of unauthorized constructions and land uses in accordance with the applicable Law 4495/2017. In cases where unauthorized structures or uses have been established on a property, their legalization is required. In particular, the legalization of such infringements becomes mandatory when legal transactions are to take place, such as the sale or purchase of a property, property transfer, establishment of horizontal ownership, or parental gift. According to the provisions of Law 4495/2017, unauthorized constructions whose load-bearing structure was completed before July 28, 2011, and unauthorized changes of use that occurred before that date, are eligible for regulation.

Unauthorized Constructions after July 28, 2011 – Exclusion from Law 4495/2017.

Unauthorized constructions or changes of use implemented after July 28, 2011 are not eligible for inclusion under Law 4495/2017.

  • Article 89 outlines specific cases where unauthorized constructions or land use changes are explicitly excluded from regulation under the law — even if they were carried out before July 28, 2011. The main exclusions involve structures located in approved public spaces, within arcade zones, in forest areas, on seashores, in archaeological sites, etc.
  • Unauthorized constructions that do not comply with the land use regulations of the area are also excluded.
  • All other cases not covered by Article 89 of Law 4495/2017 may be included under the provisions of the law.

Categories of Unauthorized Constructions / Change of Use Eligible under Law 4495/2017

  • Category 1: Unauthorized constructions in buildings with predominant residential use before June 9, 1975. These are permanently legalized (permanent exemption from demolition).
  • Category 2: Unauthorized constructions existing before January 1, 1983. A state fee and fine are applicable. These are also permanently legalized (permanent exemption from demolition).
  • Category 3: Minor violations (e.g., external insulation installation, changes in balcony dimensions resulting in up to 20% increase of their surface area). These are permanently legalized (permanent exemption from demolition).
  • Category 4: Unauthorized constructions as long as the violations do not exceed:
    o 40% of the allowed building coverage (Κάλυψη),
    o 40% of the permitted Floor Area Ratio (Σ.Δ.),
    o 20% of the allowed building height (based on the building permit),
    and do not exceed 250 m² per property for residential use or 1000 m² for other uses. Previous unauthorized constructions legalized under Laws 3843/2010, 4014/2011, and 4178/2013 are included in these limits. A state fee and fine are required. This category is permanently exempt from demolition.
  • Category 5: Unauthorized constructions that do not fall into any of the above categories, as well as any unauthorized constructions located within building setbacks (front yards). A state fee and fine apply. These are exempt from demolition for 30 years only.

Note: As of October 1, 2020, Category 5 is no longer applicable under the law.

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