Building Permit: What It Is and Why It Is Necessary
What Is a Building Permit?
A building permit is an official document (administrative act) issued by the competent authority (Urban Planning Service – YDOM) that authorizes construction activities, such as the construction, addition, or repair of buildings. A private engineer is responsible for preparing and submitting the required studies and documentation, which are reviewed by the authority before the permit is issued (pre-approval of construction or certification of building terms). This process ensures that construction activities comply with urban planning regulations and that projects are carried out in a manner that respects the following:
- Legislation: Ensures that projects align with spatial and urban planning laws.
- Safety: Mandates the construction of buildings that meet strength and stability standards.
- Environment: Prevents constructions that could cause environmental degradation.
- Property Rights: Ensures that the project does not infringe on the rights of other property owners or public spaces.
Issuance Process
The process includes submitting applications and supporting documents, such as architectural design, structural study and other technical reports in an electronic project folder. This includes waste management study, budget, safety and health plan, social security (EFKA) declaration, technical report and more. A capable engineer handles the preparation of all necessary documents.
Required Studies Include:
- Architectural Study: Describes the design, layout, and technical details of the building.
- Structural Study: Ensures the building’s structural integrity and stability.
- Electromechanical Study: Specifies the installations (electricity, water supply, sewage, etc.).
- Energy Efficiency Study (KENAK): Ensures compliance with energy efficiency requirements.
- Environmental Study (where required): For projects impacting the environment.
Types of Permits
There are various categories of permits depending on the type and scale of the work. For instance:
- Building Permit: Required for major projects, such as new buildings and extensions.
- Small-Scale Permit: For minor works, such as roof replacements or interior modifications.
Legislation and Building Regulations
The issuance of building permits is regulated by specific laws and regulations that define the procedures and required documentation.
1. Control of the built environment (Law 4495/2017)
The primary law for controlling and protecting the built environment, addressing:
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- Categories of building permits.
- Responsibilities of engineers, property owners, and contractors.
- Penalties for unauthorized constructions.
2. New Building Regulation (Law 4067/2012 )
Specifies technical and urban planning requirements for construction and building functionality, including:
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- Building coverage and density coefficients.
- Minimum safety and hygiene standards.
- Management of public spaces.
3. Waste and Water Management Regulations
Requires environmental studies for construction activities impacting the environment.
4. European Regulations (e.g., Eurocodes)
- This law set technical specifications for structural design and building stability.
Urban Planning and Local Provisions
Each area in Greece is subject to local building terms derived from:
- General Urban Plans.
- Specific provisions for traditional or protected settlements.
Importance of Understanding Laws and Regulations
Knowledge of relevant laws and regulations ensures compliance in construction activities. Non-compliance may result in:
- Permit revocation.
- Fines or penalties.
- Work stoppages or delays.
Collaboration with specialized engineers is essential for the smooth completion of the permit issuance process.
The Importance of a Building Permit
A building permit ensures that construction activities are carried out in accordance with safety regulations and urban planning provisions, thus protecting the environment and public safety.
Construction
Construction covers the processes involved in delivering buildings, infrastructure and industrial facilities, and associated activities through to the end of their life. It typically starts with planning, financing, and design, and continues until the asset is built and ready for use; construction also covers repairs and maintenance work, any works to expand, extend and improve the asset, and its eventual demolition, dismantling or decommissioning.
Some construction projects are small renovations or repair jobs, where the owner may act as designer, paymaster and laborer for the entire project. However, more complex or ambitious projects usually require additional multi-disciplinary expertise and manpower, so the owner may commission one or more specialist businesses to undertake detailed planning, design, construction and handover of the work.
Construction Processes:
- Planning
- Finance
- Legal
- Procurement
- Design
- On-site construction
- Commissioning and handover
- Maintenance, repair and improvement
- Demolition
Interior Design
Interior design is the art and science of enhancing the interior of a building to achieve a healthier and more aesthetically pleasing environment for the people using the space. An interior designer is someone who plans, researches, coordinates, and manages such enhancement projects.
Interior design is a multifaceted profession that includes conceptual development, space planning, site inspections, programming, research, communicating with the stakeholders of a project, construction management, and execution of the design.
Specialities:
Architectural Design
Architectural design lies at the heart of every construction project. It is the process through which ideas take shape, combining aesthetics, functionality, and sustainability.
In our office, architectural design is guided by three core principles:
• Innovation: We create unique designs that reflect our clients’ needs and personality.
• Quality: We focus on detail, ensuring the flawless execution of every aspect of the design.
• Environmental Sensitivity: We incorporate sustainable practices into our designs, minimizing the environmental footprint of our projects.
From site analysis to final implementation, architectural design includes:
• Needs and Requirements Analysis: We discuss with our clients to understand their desires and priorities.
• Design Proposals: We present initial concepts and proposals that meet both functional and aesthetic requirements.
• Plan Development: We create detailed plans, including architectural, structural, and mechanical elements.
• Implementation and Supervision: We closely monitor the construction process to ensure accuracy and quality in the final outcome.
Architectural design is not just a technical process. It is an art form that shapes spaces where people live, work, and create. Trust us to bring your vision to life.
Topographic Surveys
A topographic survey locates all surface features of a property, and depicts all natural features and elevations. In essence it is a 3-dimensional map of a 3-dimensional property showing all natural and man-made features and improvements. Specifically, it shows their location, size, height and any changes in elevation.
When to request a Topographic Survey
Topographic surveys, also known as contour surveys, may be required as part of real estate transactions, civil engineering design and construction projects, including:
- New construction
- Remodeling projects to existing structures
- Landscape design
Using data from Topographic Surveys
Measurements for topographic surveys are done either with a surveying-quality GPS unit, or with an electronic EDM instrument. The results of the topographic survey are presented as contour lines on a site map, and can be enhanced by computer software to provide interactive views. Partner’s CAD specialists are able to input this data to model how the topography may change through planned improvements.
Clients can use topographic surveys to determine and plan the architectural design or other features, using the natural landscape as the basis for such improvements. Engaging a professional surveyor to conduct a topographic survey prior to real estate transaction or the commencement or a construction project will ensure that the land’s features will be suitable for its intended use. In addition, a topographic survey can provide valuable insight in to how a site’s previous or current use how affected the land, enabling better planning for future use.
Energy Performance certificate (EPC)
An Energy Performance Certificate (EPC), also known as an Energy Efficiency Certificate, is a document that provides information about the energy efficiency of a building or an appartment. It includes an energy rating from A (most efficient) to G (least efficient) and offers recommendations for improving energy efficiency.
Purpose:
The primary purpose of an EPC is to inform potential buyers or tenants about the energy performance of a property, helping them make informed decisions. It also encourages property owners to improve the energy efficiency of their buildings.
Components of an EPC:
- Energy Efficiency Rating: A visual representation of the building’s energy efficiency on a scale from A to G.
- Environmental Impact Rating: Indicates the building’s impact on the environment in terms of CO2 emissions.
- Recommendations: Suggestions for improving the building’s energy efficiency, such as insulation, double glazing, or energy-efficient lighting.
- Estimated Energy Costs: An estimate of the annual energy costs for heating, lighting, and hot water.
Legal Requirements:
In many countries, an EPC is required when a property is built, sold, or rented. The regulations and requirements can vary, so it’s important to check the specific rules in your region.
Since 2012, EPCs were updated and simplified to support the Green Deal. The Green Deal was introduced to help homeowners make energy-saving improvements to their property. The EPC is valid for twelve years and the survey of the property will usually take between 45 minutes and an hour.
Energy Performance Certificates are regulated by Buildings Regulation 2010 (ΚΕΝΑΚ).
An Energy Performance Certificate (EPC) is valid for 10 years from the date it is issued. After this period, you will need to obtain a new certificate if you plan to sell or rent out your property.
Benefits:
- For Property Owners: Enhances the marketability of the property and can potentially increase its value.
- For Buyers/Tenants: Provides transparency about energy costs and environmental impact, helping them choose more energy-efficient homes.
- For the Environment: Promotes energy-saving measures, reducing overall energy consumption and greenhouse gas emissions.
Conclusion:
Energy Performance Certificates play a crucial role in promoting energy efficiency and sustainability in the real estate market. By providing clear information and actionable recommendations, they help property owners and occupants make more informed and environmentally friendly choices.
