You have agreed terms with the fabricator, paid the deposit, and installation day is approaching. Suddenly, a worry creeps in: "If the demolition and drilling start, will a neighbour report me?"
Greek planning legislation can feel like a labyrinth, but the good news is that in most simple replacement cases the law is on your side. Let us examine the 3 key scenarios under Law 4495/2017.
If you are carrying out a simple, standard replacement of old windows, you fall under Article 30 of Law 4495/17 (Works not requiring a Building Permit or Minor Works Approval).
You need no permit at all if all of the following apply simultaneously: (1) the new windows go into the same dimensions (same opening) as the old ones, (2) you are not demolishing walls to enlarge the window, (3) the works are carried out from the inside or from your balcony with no external scaffolding. This covers the vast majority (90%+) of apartment renovations.
Even without a planning permit, you may need: (1) a routine notification to the local police station (to avoid noise complaints, provided you observe working hours 07:00–15:00 or 17:00–21:00), (2) informing the building manager about lift use or communal area access, (3) protecting communal areas from debris. It is better to notify in advance than create tension - a simple notice on the announcement board suffices.
The Minor Works Approval (EEMK) is a "mini" planning permit issued electronically by your engineer. If you do not have it when required, you risk a heavy fine for unauthorised building work.
If you decide to demolish the lower part (sill) of a window to convert it into a balcony door, or to widen a door frame, this is classified as a façade modification. An EEMK and an engineer's study to check whether the wall is load-bearing are required.
If you want to create a brand-new window in a blank wall (with no existing opening) to bring light into a dark room. This is a serious structural intervention requiring a structural study in addition to the EEMK.
This is the point that catches most people off guard: even if you are simply replacing windows in the same dimensions, if the installer needs external scaffolding (e.g. a large shopfront on the ground or 1st floor), an EEMK is mandatory. The reason: worker safety measures and occupation of public space (pavement). If you are in "Exoikonomo" with external insulation cladding, the scaffold EEMK is a prerequisite anyway.
No planning permit required? Great. But there is a "law" stricter than the planning authority: the Building's Internal Regulations.
External windows (colour, typology, shutters) form part of the building's unified architectural appearance. If your 1985-built apartment block has white aluminium windows with hinged shutters throughout, and you install modern anthracite windows with electric shutters, you create aesthetic inconsistency.
Any co-owner can file a civil lawsuit citing the Regulations, forcing you to remove the brand-new windows and restore the original appearance - bearing all court costs yourself. Greek courts are uncompromising on these matters.
Before ordering anything drastically different, request written consent from the General Assembly (majority or unanimity, depending on your regulations). If you keep the same colour and typology, there is no issue. Alternatively, dual-colour (anthracite inside, white outside) lets you have the look you want without any conflict.
For 90% of apartment renovations, no engineer or planning authority is needed. You can proceed if you remove the old window and install the new one in the same colour and the same opening.
No permit. Just inform the building manager and protect communal areas. If you keep the same colour, the General Assembly is not needed either. This covers the overwhelming majority of replacements in Greece.
An EEMK is required. It is issued electronically, costs €300 – €600 (engineer fees + charges) and takes a few days. Think of it not as red tape but as a shield against fines for unauthorised work that can run into thousands of euros.
No planning permit required, but you must obtain written approval from the General Assembly unless you use dual-colour (different colour only on the inside). The risk of a civil lawsuit is not worth it - ask for consent first.
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