TEKTON PROPERTIES
TEKTON PROPERTIES

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REAL ESTATE SERVICES

DEPARTMENT OF TRANSFERS

The department of transfers, in collaboration with the TEKTON PROPERTIES Group Legal Department, deals with all the processes of controlling our clients’ purchases or sales of real properties of all types until the final phase of their transfer.

CREATION & PRESENTATION DEPARTMENT

The marketing and promotion department deals exclusively with the final image - presentation of real properties. It undertakes artistic photography, works on the creation of promotion flyers and booklets, arranges and submits response ads on the relevant Real Estate Portals online, in daily and relevant weekly or monthly press, manages and oversees the uploading of this information to the site www.tektonproperies.gr and participates in all demonstrations for the owners and interested prospective buyers’ benefit.

DEPARTMENT OF LEGAL SERVICES

The Legal Services Department ensures that the ownership titles are inquired and evaluated promptly by a qualified legal consultant, specializing in Greek Civil Law, for the completion of the relevant files, up to the signing of the final transfer contracts at the notary's office.

DEPARTMENT OF INSURANCE SERVICES

The Insurance Services Department, under the direction of a qualified consultant, is tasked with providing free services, such as answering your questions, and proposing, without any charge or commitment on your part, the most appropriate insurance package to insure your property.

FINANCING DEPARTMENT

The financing department, under the direction of a qualified consultant, is tasked with providing free services, such as answering your questions, and proposing cooperation, at no cost or commitment of your own, with the aim of choosing the most appropriate lending package, in order to obtain the real property of your choice, by the largest Banks of Greece with which it cooperates.

For more information please contact us at + 30-2110168132 or email us at tekton@tektonproperties.gr.

Regularization of illegal properties

It concerns the following owners:

The regularization applies to buildings whose permits have been issued or revised before 02/07/2009.

The Law provides for the possibility of regularization for 30 years of any kind of transgression in construction.

 

Which illegal properties are regularized?

The following common cases fall within the above law provisions:

• Construction of a new building or extension of an existing one without a building permit.

• Increase of the dimensions of a licensed building by taking up more surface than the one provided for in the building permit. This increase can be either horizontal (eg excess in coverage) or in height (eg extra floor).

• Change of use of balconies in residential areas.

• Pergolas, drafts on housetops or unbuilt spaces, which do not appear on the building permit.

• Legal pergolas on housetops and terraced roofs, which however are closed around and used as dwellings.

8 questions - answers for illegal properties!

1. What if someone is already paying a fine for a construction that has been considered illegal?

The Ministry of the Environment has not clarified whether the earlier fines will be offset by the new regulation. However, the owners have to be included in the new regulation and will stop paying the old fine. The question is whether the amounts already paid will be deducted from the amount resulting from the mathematical formula of the regulation. Because these are significant amounts there may be a relevant provision.

2. What should the owners of illegal properties which were integrated to older regulations do?

If the property is pre-1955, it is considered legal. If it was included into the two phases of the Tritsis (1983) regulation, then it is also not needed to file a preservation application again. The regulation includes real properties that were not legalized by Tritsis law or were built after 1983. It should be noted that old residences that have been owned by the same owner for decades are subject to a lower preservation fine.

3. What illegal constructions are excluded from the new regulation?

Illegal constructions built on forested land, reforested land, streams and seashore are not included in the regulation. In addition, semi-outdoor constructions, which should be incorporated into the former regulation of the Ministry of the Environment (Law 3843 of 2010) are not included. The ministry says they may not request a document proving that the property is in a forested or reforested area, but they require a topographical survey. Thus, with the completion of forest maps, they will be able to cross check if e.g. a residence is in a forest or stream area.

4. What if I do not include illegal property in the new regulation?

Illegal property owners who are not included in the regulation, but are found after an audit or official complaint, are required to pay a construction fine equal to 30% of the fair market value of the property and an annual preservation fee of 5% on its fair market value until its demolition. Also, no real estate transactions will take place as of 1/1/2012 without a certificate from a mechanic and the owner's solemn declaration that no illegal structures have been built or incorporated into the relevant regulation. In the case of a false declaration, those involved in the related transactions (lawyers, notaries, etc.) are threatened with imprisonment of up to 6 months and fines of up to EUR 100,000, while engineers even with the withdrawal of the license to practice.

5. Will additional taxes be paid in parallel to the illegal property regulation?

Illegal properties which are included in the regulation are not liable for retroactive insurance contributions or any other kind of tax. On the other hand, if fees or fines have been paid, the owner cannot claim them (see also question 1).

6. If there are 2 or 3 illegal constructions in a property, how is the fine calculated?

In that case two or three different fines will be paid. For example, one for an illegal residence, one for an illegal swimming pool and one for an illegal small building on the same plot.

7. If a house is my main residence, will I pay a lower fine?

No. For a reduced fine, the owner must certify that the illegal building is the main and unique residence. That is, one cannot own two houses and claim that the illegal one is their main residence. He must have no other home in order to benefit from the lower fine.

8. How is the fine calculated?

A mathematical formula is used to calculate the fine. We calculate the area of ​the illegal construction (regardless if it is constructed before or after 2003) TIMES the zone rate applicable to the area of ​​the property (independently of the use of the property) TIMES coefficient 15% TIMES the coefficients of each violation. For example, in the case where the illegal construction has a building permit, the violation coefficient is 1 in which case the fine is less. If it does not have a building permit, then the fine is tripled as the violation coefficient is increased to 3.

Necessary supporting documents

The following list contains the necessary documentation for the regulation:

• Application

• Solemn Statement No. 1599/86 (in duplicate), with the owner's personal details, describing the illegal construction

• Fee in favor of the Greek State amounting to 500 €, 1000 € or 2000 € depending on the surface of the space being regulated.

• Building permit, site layout plan and floor plan if they have already been issued.

• Technical report of an engineer.

• Form for the calculation of the special fine (To be completed by the Engineer).

Payment of a fine

With a lump sum payment, we get a 20% discount.

REAL ESTATE SERVICES

DEPARTMENT OF TRANSFERS

The department of transfers, in collaboration with the TEKTON PROPERTIES Group Legal Department, deals with all the processes of controlling our clients’ purchases or sales of real properties of all types until the final phase of their transfer.

CREATION & PRESENTATION DEPARTMENT

The marketing and promotion department deals exclusively with the final image - presentation of real properties. It undertakes artistic photography, works on the creation of promotion flyers and booklets, arranges and submits response ads on the relevant Real Estate Portals online, in daily and relevant weekly or monthly press, manages and oversees the uploading of this information to the site www.tektonproperies.gr and participates in all demonstrations for the owners and interested prospective buyers’ benefit.

DEPARTMENT OF LEGAL SERVICES

The Legal Services Department ensures that the ownership titles are inquired and evaluated promptly by a qualified legal consultant, specializing in Greek Civil Law, for the completion of the relevant files, up to the signing of the final transfer contracts at the notary's office.

DEPARTMENT OF INSURANCE SERVICES

The Insurance Services Department, under the direction of a qualified consultant, is tasked with providing free services, such as answering your questions, and proposing, without any charge or commitment on your part, the most appropriate insurance package to insure your property.

FINANCING DEPARTMENT

The financing department, under the direction of a qualified consultant, is tasked with providing free services, such as answering your questions, and proposing cooperation, at no cost or commitment of your own, with the aim of choosing the most appropriate lending package, in order to obtain the real property of your choice, by the largest Banks of Greece with which it cooperates.

For more information please contact us at + 30-2110168132 or email us at tekton@tektonproperties.gr.

Regularization of illegal properties

It concerns the following owners:

The regularization applies to buildings whose permits have been issued or revised before 02/07/2009.

The Law provides for the possibility of regularization for 30 years of any kind of transgression in construction.

 

Which illegal properties are regularized?

The following common cases fall within the above law provisions:

• Construction of a new building or extension of an existing one without a building permit.

• Increase of the dimensions of a licensed building by taking up more surface than the one provided for in the building permit. This increase can be either horizontal (eg excess in coverage) or in height (eg extra floor).

• Change of use of balconies in residential areas.

• Pergolas, drafts on housetops or unbuilt spaces, which do not appear on the building permit.

• Legal pergolas on housetops and terraced roofs, which however are closed around and used as dwellings.

8 questions - answers for illegal properties!

1. What if someone is already paying a fine for a construction that has been considered illegal?

The Ministry of the Environment has not clarified whether the earlier fines will be offset by the new regulation. However, the owners have to be included in the new regulation and will stop paying the old fine. The question is whether the amounts already paid will be deducted from the amount resulting from the mathematical formula of the regulation. Because these are significant amounts there may be a relevant provision.

2. What should the owners of illegal properties which were integrated to older regulations do?

If the property is pre-1955, it is considered legal. If it was included into the two phases of the Tritsis (1983) regulation, then it is also not needed to file a preservation application again. The regulation includes real properties that were not legalized by Tritsis law or were built after 1983. It should be noted that old residences that have been owned by the same owner for decades are subject to a lower preservation fine.

3. What illegal constructions are excluded from the new regulation?

Illegal constructions built on forested land, reforested land, streams and seashore are not included in the regulation. In addition, semi-outdoor constructions, which should be incorporated into the former regulation of the Ministry of the Environment (Law 3843 of 2010) are not included. The ministry says they may not request a document proving that the property is in a forested or reforested area, but they require a topographical survey. Thus, with the completion of forest maps, they will be able to cross check if e.g. a residence is in a forest or stream area.

4. What if I do not include illegal property in the new regulation?

Illegal property owners who are not included in the regulation, but are found after an audit or official complaint, are required to pay a construction fine equal to 30% of the fair market value of the property and an annual preservation fee of 5% on its fair market value until its demolition. Also, no real estate transactions will take place as of 1/1/2012 without a certificate from a mechanic and the owner's solemn declaration that no illegal structures have been built or incorporated into the relevant regulation. In the case of a false declaration, those involved in the related transactions (lawyers, notaries, etc.) are threatened with imprisonment of up to 6 months and fines of up to EUR 100,000, while engineers even with the withdrawal of the license to practice.

5. Will additional taxes be paid in parallel to the illegal property regulation?

Illegal properties which are included in the regulation are not liable for retroactive insurance contributions or any other kind of tax. On the other hand, if fees or fines have been paid, the owner cannot claim them (see also question 1).

6. If there are 2 or 3 illegal constructions in a property, how is the fine calculated?

In that case two or three different fines will be paid. For example, one for an illegal residence, one for an illegal swimming pool and one for an illegal small building on the same plot.

7. If a house is my main residence, will I pay a lower fine?

No. For a reduced fine, the owner must certify that the illegal building is the main and unique residence. That is, one cannot own two houses and claim that the illegal one is their main residence. He must have no other home in order to benefit from the lower fine.

8. How is the fine calculated?

A mathematical formula is used to calculate the fine. We calculate the area of ​the illegal construction (regardless if it is constructed before or after 2003) TIMES the zone rate applicable to the area of ​​the property (independently of the use of the property) TIMES coefficient 15% TIMES the coefficients of each violation. For example, in the case where the illegal construction has a building permit, the violation coefficient is 1 in which case the fine is less. If it does not have a building permit, then the fine is tripled as the violation coefficient is increased to 3.

Necessary supporting documents

The following list contains the necessary documentation for the regulation:

• Application

• Solemn Statement No. 1599/86 (in duplicate), with the owner's personal details, describing the illegal construction

• Fee in favor of the Greek State amounting to 500 €, 1000 € or 2000 € depending on the surface of the space being regulated.

• Building permit, site layout plan and floor plan if they have already been issued.

• Technical report of an engineer.

• Form for the calculation of the special fine (To be completed by the Engineer).

Payment of a fine

With a lump sum payment, we get a 20% discount.

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