Unauthorized Constructions 2026: What Applies Under the New Law 5306/2026 – A Guide for Owners and Buyers

Unauthorized construction in Greece is entering a new regulatory framework. The new Law 5306/2026 codifies the relevant provisions, clarifying the situation for property owners. Despite these changes, one thing remains constant: July 28, 2011, continues to serve as the definitive cutoff date that categorizes unauthorized structures into two distinct tiers.

🛑 The "Red Line" of July 28, 2011

The law strictly categorizes unauthorized constructions based on this date:

Before July 28, 2011: It is possible to apply under the law for a suspension of penalties or a permanent exemption from demolition (subject to specific conditions).

After July 28, 2011: Article 381 applies. The regulatory framework is extremely strict, mandating demolition as well as hefty fines for both construction and retention.

💡 Note: For a structure to be considered as dating from before 2011, the completion of the load-bearing structure (framework) by that time is the critical factor. In the case of changes of use, the criterion is the actual implementation of the change. The age of the structure must be substantiated by official documents and aerial photographs, as a mere declaration by the owner is insufficient.

🚨 Step 1: Checking for Prohibitions (Article 374)

Before any fine calculation or categorization, the engineer must review Article 374. If the property is located in a prohibited zone, inclusion in the legalization process is ruled out from the start. Such cases involve unauthorized structures located in:

• Approved communal areas or areas designated for public use.

• Within a roadside arcade.

• Specific safety zones along the road network (as well as in ravines, coastal zones, forests, or archaeological sites, in accordance with established legislation).

Κατηγορία	Περιγραφή Παράβασης	Χρονικό Όριο	Οικονομική Επιβάρυνση	Νομική Συνέπεια (Άρθρο 384)
1	Αυθαιρεσίες σε κτίρια με επικρατούσα χρήση κατοικίας.	Προ της 09.06.1975	Παράβολο €250 (χωρίς ειδικό πρόστιμο).	Οριστική εξαίρεση από την κατεδάφιση
2	Γενικές αυθαίρετες κατασκευές.	Προ της 01.01.1983	Παράβολο & ενιαίο ειδικό πρόστιμο.	Οριστική εξαίρεση από την κατεδάφιση
3	Μικρές πολεοδομικές παραβάσεις (από συγκεκριμένη λίστα του νόμου).	Έως 28.07.2011	Παράβολο €250 (χωρίς ειδικό πρόστιμο).	Οριστική εξαίρεση από την κατεδάφιση
4	Αυθαιρεσίες σε ακίνητα με άδεια (εντός συγκεκριμένων ποσοστιαίων ορίων).	Έως 28.07.2011	Παράβολο & ενιαίο ειδικό πρόστιμο.	Οριστική εξαίρεση από την κατεδάφιση
5	Σοβαρές αυθαιρεσίες που δεν εντάσσονται στις κατηγορίες 1-4.	Έως 28.07.2011	Παράβολο & ενιαίο ειδικό πρόστιμο.	Αναστολή κυρώσεων για 30 έτη (όχι οριστική εξαίρεση).

🔍 4 Key Points to Consider

1. Different construction phases: If a building contains multiple unauthorized structures (e.g., an addition in 1980 and another in 2000), each section is examined and categorized independently. The favorable regulatory status applicable to very old structures does not extend to more recent additions.

   
   

2. Unauthorized changes of use: Converting an auxiliary space (e.g., a basement) into a primary use area (e.g., an apartment), or changing the use of a retail unit, is assessed separately. Such changes must comply with local land-use regulations and affect parameters such as building density, parking requirements, and fire safety standards.

   
   

3. Review of previous declarations: If the property has been declared under a previous law, the engineer must review the electronic file. A past payment or a simple declaration number does not guarantee that the regularization process is complete or that the property is ready for transfer.

   
   

4. Electronic Building Identity & Property Transfers: Prior to any sale, parental gift, donation, or establishment of a real right, the actual condition of the property must perfectly match the approved urban planning drawings and the regularization declarations.

📝 The Inclusion Procedure (Article 386)

The procedure is carried out exclusively online by an authorized engineer, who submits:

• An application and a solemn declaration by the owner.

• Building permit details (permit document, topographic survey, site coverage diagram).

• A floor plan clearly and accurately depicting the unauthorized construction.

• The comparison is always made against the approved permit drawings, rather than simply against the building's current state.

  
  

💡 The Conclusion

Law 5306/2026 clarifies that July 28, 2011, merely opens the door to regularization; it does not constitute a blanket "pardon." Each property is a unique case. A detailed inspection by a qualified engineer is the only safe course of action prior to any purchase or sale.