Greek property condition survey — what to actually inspect.
A proper condition survey is the second-best protection in a Greek property transaction (after independent legal due diligence). It costs €300-€900 and saves multiples of that in the typical case where it catches something. Here's what the survey should actually cover and what warning signs should slow you down.
Who actually does the survey
In Greece, the equivalent of a UK chartered surveyor or US home inspector is a civil engineer (πολιτικός μηχανικός) or architect (αρχιτέκτονας μηχανικός). Both are regulated professions with formal qualifications, registered with TEE (Technical Chamber of Greece). For a buyer's pre-purchase condition survey:
- Civil engineer (πολιτικός μηχανικός) is the most common choice for residential property surveys. Focus on structural condition, building services, code compliance.
- Architect for older or unusual properties — particularly stone houses, listed buildings, historically significant structures.
- Specialist surveys as needed: roof specialist for complex roofs (Pelion slate, Maniot stone), pool specialist for properties with pools, electrical specialist if the installation is old.
The lawyer can usually recommend a local engineer, but for important purchases an independently-selected engineer is better — same principle as not using the seller's lawyer.
What the survey should cover
Structural — the most important part
- Foundation visible signs. Settlement cracks, dampness at foundation level, any visible water ingress.
- Wall integrity. Cracks (location, direction, width), bulging, separation from adjacent structures, dampness patterns.
- Roof structure. Beam and rafter condition where visible, sagging, tile/slate condition, gutter and drainage. Pelion slate roofs and Mani timber-roof tower houses get specific attention — see our pieces on Pelion slate roofs and Mani tower restoration.
- Floor structure. Levelness, springiness, signs of beam decay or insect damage.
- Lintels and arches. Cracking, displacement, deflection above doors and windows.
- Seismic-era assessment. Building construction date and applicable seismic code at time of build. See our earthquake preparedness guide for what different eras mean.
Moisture and damp
- Rising damp. Particularly common in older Greek properties without proper damp-proof course. Visible at ground-floor wall bases.
- Lateral damp ingress. Wall-to-wall moisture migration, particularly in stone buildings.
- Roof and ceiling damp. Stains, peeling paint, soft plaster, mould patches.
- Basement and below-ground damp. Common in old urban Greek property with original basement storage rooms.
- Humidity-cycle damage — see our damp and mould guide.
Building services
- Electrical. Panel condition, RCD presence and function, visible wiring condition, sockets and switches operational, earthing system.
- Plumbing. Pipe material (galvanised steel pipes from 1970s-80s are reaching end of life and often need replacement), water pressure, hot-water system, drainage flow.
- Heating. Boiler age and condition (typical lifespan 15-20 years), radiator condition, oil tank or gas connection.
- Air conditioning. Unit condition, refrigerant gas type (R22 is being phased out and units using it face limited future serviceability), age.
- Ventilation. Especially for kitchens, bathrooms, basement areas.
Exterior
- Render and paint. Adhesion, crack patterns, water staining.
- Windows and doors. Material condition, frame integrity, seal condition, locking hardware.
- Shutters. Wooden or metal, condition, operation, paint state.
- Balconies and terraces. Surface waterproofing, drainage, railing condition. Balcony issues are a common cause of disputes between Greek neighbours.
- External staircases. Common in Greek vernacular property. Condition, stability, weather exposure.
Garden and grounds (where applicable)
- Retaining walls. Condition, drainage behind walls, signs of failure.
- Boundary structures. Walls, fences, gates — and verification against the Ktimatologio boundaries (see our cadastre due diligence guide).
- Drainage and groundwater. Surface water management, any signs of poor drainage near the building.
- Trees and vegetation. Distance from foundations, any structural concerns from large trees too close to the building.
Building common areas (for apartments)
- Building entrance and lobby. General condition, any obvious deferred maintenance.
- Lift. Recent service, age, current safety certificate (πιστοποιητικό ελέγχου ανυψωτικού).
- Stairwell. Lighting, condition, any structural issues visible.
- Roof common area. Surface waterproofing, drainage, satellite/antenna condition.
- Basement common area. Storage units, building services, drainage.
Warning signs that should slow the purchase
Specific findings that should trigger more investigation, renegotiation, or walking away:
- Stepped cracks through walls. Stepped diagonal cracks (rather than thin straight ones) typically indicate foundation movement. Need engineer assessment for cause and remediation.
- Cracks through corners. Vertical cracks at building corners can indicate seismic movement or foundation differential settlement.
- Roof sagging. Any visible roof-line sag indicates timber substructure issues. Particularly serious in older stone houses.
- Persistent damp on multiple walls. Distinct from a single damp patch — multiple-wall damp suggests systemic moisture problem.
- Old galvanised plumbing showing rust at joints. Likely to fail within 5-10 years; full replumb costs €5,000-€15,000 for typical property.
- Electrical panel without RCD. Old installations need RCD retrofit for safety; combine with rewiring for full upgrade typically €3,000-€8,000.
- R22 air-conditioning systems. Refrigerant being phased out under EU regulations; system replacement coming sooner than the unit's mechanical life.
- Balcony waterproofing failure. Surface cracks, lifting tiles, water staining on the ceiling below. Repairs €1,500-€5,000 per balcony.
- Building lift without current safety certificate. Replacement or major modernisation may be required by Greek code; pro-rata cost share to owners can be €5,000-€20,000.
- Unpermitted modifications visible. Enclosed balconies, basement conversions, added rooms without permits. May need legalisation at cost; failure to legalise leaves the buyer exposed.
What a typical survey report looks like
A proper Greek engineer's condition survey report runs 10-25 pages and includes:
- Property identification and inspection date.
- Photo-documented inspection findings by system (structural, moisture, services, exterior, etc.).
- Identification of any major concerns with photos and severity assessment.
- Estimated remediation costs for identified issues, in 2026 prices.
- Recommended further investigation for items needing specialist assessment.
- Overall property condition rating (excellent / good / fair / poor) with rationale.
- Engineer's signature and registration number — the report is a regulated professional document.
What survey costs to budget
- Apartment survey (under 120 m²): €300-€500
- Apartment survey (over 120 m²) or detached house: €450-€700
- Villa or larger property: €600-€900
- Stone house / older property requiring detailed structural assessment: €700-€1,200
- Add-on specialist surveys (roof, pool, structural engineer second opinion): €200-€500 each
Compared to a typical €200,000+ Greek property purchase, the survey cost is rounding error. Foreign buyers who skip it routinely end up with surprises that cost multiples of what the survey would have caught.
If you're surveying a property
We can recommend independent Greek engineers in most regions for diaspora buyers we're talking to. Schedule a 30-minute call.