Buying or transferring property has always been a process filled with bureaucracy, anxiety, and unanswered questions about the building’s actual condition. However, things are changing radically. The Electronic Building ID (HTK) is now a reality, serving as one of the most important tools for the digitalization of the construction sector and ensuring transparency in real estate transactions.
If you are wondering exactly what the Electronic Building ID is, when it is mandatory, what documents are required, and how it affects you as an owner, you are in the right place. In this guide, we will break down everything you need to know.
What is the Electronic Building ID?
Put simply, the Electronic Building ID is the digital file of a property. Think of it as the medical history or the maintenance log of your house, where its actual condition is recorded throughout its “lifespan.”
It includes all the necessary details of the property, such as architectural plans, the building permit, energy performance certificates, as well as any regularizations of unauthorized constructions. The goal of this measure is to capture the true state of the building, eliminating future planning violations and protecting the buyer.
When is its issuance mandatory?
The Electronic Building ID is not immediately required for all buildings in the country, but it becomes mandatory in specific cases. More specifically, its issuance is necessary for:
- Every new construction/building: To receive a final approval for a new building permit and complete the construction, issuing an Electronic Building ID is now mandatory.
- Any property transfer: If you want to sell, gift, or transfer a property (apartment, detached house, shop, plot with a building) to your children, the Electronic Building ID is the core document the notary will request. Without it, no transfer of property rights can be completed.
- Public buildings and public gathering places: Schools, hospitals, theaters, hotels, and large shopping centers were given priority and had to comply with the legislation from the start.
Note: If you are simply living in your home and do not intend to sell it or make a parental transfer, you have no immediate obligation to issue an Electronic Building ID at this time.
The Difference Between an Electronic Building ID and an Independent Divided Property ID
One point that often confuses owners is the difference between an entire building and an individual apartment. The law provides for two categories:
- Electronic Building ID: Refers to the entire structure (e.g., a whole apartment building or an autonomous office building).
- Electronic Independent Divided Property ID: Refers to a specific apartment, shop, or parking space within a building. When you sell your apartment, the ID is issued for that specific unit and not for the whole building.
Which Documents are Required?
To create the digital file, the authorized engineer will need to gather a series of documents. Although the engineer handles most of the search through public platforms, your contribution with your personal archive is invaluable. The basic documents are:
- The Building Permit document (including any revisions).
- Approved architectural plans (floor plans, elevations, sections) from the town planning authority.
- The Energy Performance Certificate (EPC) of the property.
- The Construction Control Certificate (if it is a new building).
- Declarations of submission to unauthorized building laws (if regularizations have been made in the past under laws 4495/17, 4178/13, 4014/11, or 3843/10) along with the corresponding plans.
- The cadastral extract (Cadastral Map Extract) and the KAEK number.
- The property title deed (contract).
- The millage/percentage table of common expenses (if it is a horizontal property in an apartment building).
What is the Step-by-Step Process?
The issuance process is not something an owner can do alone, as special access to the information system of the Technical Chamber of Greece (TEE) is required. The workflow is as follows:
- Appointing an Engineer: The owner selects an authorized certified engineer and assigns them the project.
- Data Collection & Inspection: The engineer studies the documents and conducts a mandatory on-site inspection of the property to check if the existing dimensions match the official town planning blueprints.
- System Registration: The engineer enters all data and plans into the TEE electronic platform.
- Issuance of the Certificate of Completeness: Once the registration is complete, the Certificate of Completeness of the Building/Divided Property ID is issued. This document carries a unique code and is what is handed over to the notary for the transfer.
Why is the Electronic Building ID a Positive Development?
Although it may initially seem like just another bureaucratic obligation or an extra expense, in reality, the Electronic Building ID solves long-standing problems in the Greek real estate market:
- Absolute Safety in Transactions: The buyer knows exactly what they are purchasing. There is no longer any fear of acquiring a property and later discovering hidden planning violations that cost thousands of euros in fines.
- An End to Lost Blueprints: How many times have files been lost in old town planning archives due to floods or fires? With digitalization, your house plans will be safely stored in the cloud forever.
- Speed in Future Procedures: If you want to renovate in the future, apply for a small-scale permit, or join a subsidized program (e.g., “Exoikonomo”), you won’t have to look for documents from scratch. Everything will be ready with a single click.
- Stamping Out Unauthorized Construction: A definitive “brake” is put on new illegal structures, upgrading the urban environment of our cities.
What is the Cost and Validity Period?
The cost of issuing the Electronic Building ID is not fixed, nor is it set by the state. It depends on the engineer’s fee, which is determined based on the following criteria:
- The size (square meters) of the property.
- The existence or absence of planning violations that must be regularized beforehand.
- The age of the building and the availability of the town planning blueprints (in case an archive search or reconstruction is needed).
Regarding validity, the Certificate of Completeness issued is valid for 2 months from the date of the engineer’s inspection and must be valid at the time the contract is signed. However, the digital file itself (the ID) remains in the system forever and is only updated if a modification is made to the property (e.g., a new renovation with a permit).
Conclusion
The Electronic Building ID is here to bring order to the landscape of Greek property ownership. While the process requires careful attention and the assistance of an experienced professional, the final result adds value to your property and ensures absolute peace of mind for any future move.
