Building Identity Card 2026: what it is, when it is required and what to check before the contract
by Housemaster on 7 October 2026
The Building Identity Card, also called the Electronic Building Identity Card (HTK), is the electronic file that records the actual planning status of a property. Without it, a sale or parental gift (goniki paroxi) contract for an apartment or a detached house cannot be signed today.
For the seller, it is a step that should start early, because it often reveals unauthorised constructions or gaps in the file. For the buyer, it is the key document that shows whether what they are buying matches what has been licensed.
In 2026 the provisions of Law 4495/2017 on the Building Identity Card were moved into the Spatial Planning and Urban Planning Code. The article numbering changed, not the substance of the obligations.
At a glance
- What it is: an electronic file with permits, drawings, EPC, declarations of unauthorised constructions and structural data, kept in the Electronic Building Identity Register (an information system of the TEE).
- Legal framework: articles 341–351 of the Spatial Planning and Urban Planning Code (Law 5306/2026), formerly articles 52–62 of Law 4495/2017.
- When it is required: for homes and most properties, on every transfer. In practice it has been mandatory in contracts since 1 April 2022.
- What is attached to the contract: the Certificate of Completeness, which replaces and includes the engineer's certificate.
- Certificate validity: two months from the date of the engineer's on-site inspection.
- Who prepares it: an authorised engineer, registered with the TEE, appointed by the owner.
- Cost: a fee of 20 euros per certificate, under the 2020 decision, plus the engineer's fee, which is not regulated.
What is the Building Identity Card?
The Building Identity Card is an electronic file with the details of the building or the property and a reference to the KAEK of the plot, where one exists. Its purpose is to record the existing condition of the property and track its changes throughout its life.
The law provides for two forms:
- Electronic Building Identity Card, for the whole building,
- Electronic Identity Card of a Separate Divided Property, for a single apartment, shop or other horizontal or vertical property.
In everyday language both are called the "electronic property identity card" or HTK.
Which documents does the process produce?
The process results in two documents, which are often confused:
| Document | What it is | What you use it for |
|---|---|---|
| Building / Divided Property Identity Card Extract | The record of the file, with a unique identity code and an authenticity key | As the property's "archive", for future updates and checks |
| Certificate of Completeness | The engineer's statement that the file is complete, after an on-site inspection, with a unique number | Attached to the contract or to an administrative act; valid for two months |
What is the legal framework in 2026?
The Building Identity Card was introduced by Law 4495/2017 (articles 52–62). Since June 2026 these provisions are included in articles 341–351 of the Spatial Planning and Urban Planning Code, ratified by Law 5306/2026 (Government Gazette (FEK) A 88/8.6.2026).
The Electronic Register has been operating since 1 February 2021, with the Technical Chamber of Greece as provider. The procedure for completing it and issuing certificates is set out in ministerial decision YPEN/DESEDP/7577/105/2021 (Government Gazette (FEK) B 334/29.1.2021).
| Topic | Law 4495/2017 | Code (Law 5306/2026) |
|---|---|---|
| Purpose and scope | article 52 | article 341 |
| Definitions (HTK, Certificate of Completeness, authorised engineer) | article 53 | article 342 |
| File content and updates | article 54 | article 343 |
| Building categories and deadlines | article 55 | article 344 |
| Submission procedure, apartment buildings | article 56 | article 345 |
| Penalties for engineers | article 60 | article 349 |
| Owner fine, link with the Land Registry | article 61 | article 350 |
| Engineer's certificate in transfers | article 83 | article 368 |
When is the Electronic Building Identity Card mandatory?
For homes and most properties, the Electronic Building Identity Card is required when you transfer the property. The Certificate of Completeness must be attached to the contract.
The law divides buildings into two categories:
| Category | Which buildings | When the HTK is required |
|---|---|---|
| I | Buildings of the State, local authorities and public-law entities; theatres, cinemas, conference and sports centres; petrol stations, car washes and car repair shops; tourist accommodation over 300 sq.m.; schools; hospitals, clinics, nurseries, care homes; prisons, etc. | Regardless of transfer, by 1 February 2028 |
| II | All other buildings and separate divided properties, regardless of use (homes, offices, shops, etc.) | On transfer |
Since when has it applied to transfers?
The register has been operating since 1 February 2021, but for a transitional period, with successive extensions, a transfer was allowed with just an engineer's certificate. In practice, since 1 April 2022 every contract is made with a Certificate of Completeness; the transitional option has ended for good.
Which deeds require a Building Identity Card?
The obligation covers every legal act between living persons that transfers or creates a property right in real estate, as well as a donation in contemplation of death. For example:
| Deed | Is an HTK / Certificate of Completeness needed? |
|---|---|
| Sale | Yes |
| Parental gift | Yes |
| Donation (including donation in contemplation of death) | Yes |
| Creation or transfer of usufruct, bare ownership or another property right | Yes |
| Exchange, contribution of a property to a company | Yes |
| Registration of a final court decision recognising ownership (e.g. adverse possession) or of a judicial/out-of-court settlement | Yes (engineer's certificate / Certificate) |
| Acceptance of inheritance | No |
| Lease | No |
| Cancellation of horizontal or vertical property establishment | No, according to a notaries' circular |
Which properties are exempt?
There is no general exemption for homes. Every building or property in category II will need an HTK at the time of transfer.
The identity card covers buildings with a building permit, but also buildings that may be transferred without one, such as structures built before 30.11.1955 or regularised unauthorised constructions. Even for an undeveloped plot, registration is made in the same system and the engineer certifies that there is no structure.
In practice, the only thing that "exempts" you is not transferring: as long as you keep a category II property, you generally have no obligation to issue an HTK. But if one already exists, it must be updated after works carried out under a permit.
What does the Building Identity Card file include?
The file brings together all the planning and technical documents of the property. According to article 343 of the Code and the ministerial decision, it includes:
| Item | When it is required |
|---|---|
| Building permit stub with its revisions | When there is a permit |
| Permit drawings (floor plans, sections, elevations) and accessibility study for persons with disabilities | Where they exist / are required |
| New as-built floor plan drawings | When the actual condition does not follow from the permit drawings |
| Energy Performance Certificate (EPC) | For the building or the property |
| Construction Inspection Certificate | If one has been issued (newer buildings) |
| Declarations of unauthorised constructions (Law 4014/2011, 4178/2013, 4495/2017) | If any exist |
| Structural vulnerability report, technical report or structural adequacy study | Where required |
| Ownership shares table and cost allocation study | For divided properties, if they exist |
| Topographic survey | As a rule, except for the exceptions in the law (e.g. properties within the town plan with a ratified implementation act) |
| Certificate of loss from the Building Service | If the permit and drawings are not in the archive |
The engineer also records areas and uses per floor (main and ancillary spaces, semi-open spaces, pilotis, parking spaces, swimming pools).
How does it relate to the engineer's certificate and unauthorised constructions?
The Certificate of Completeness of the Building Identity Card replaces and includes the engineer's certificate. You do not need two separate documents in the contract.
When issuing it, the engineer chooses one of the three cases of the certificate:
- a) there is no structure on the property,
- b) there are no unauthorised constructions or uses on the property that exceed building volume, coverage or height,
- c) any unauthorised constructions have been regularised or fall under an exemption in the law.
If there are unauthorised constructions, they are regularised first and then the certificate is issued. For the transfer, it is enough to have paid the fine, or at least 30% of it, with all supporting documents uploaded. You will find the categories, fines and the deadline of 31 March 2028 in our guide to unauthorised constructions.
A detail many buyers miss
The certificate covers the specific property, excluding jointly owned and common areas. An enclosed mezzanine in the pilotis or a room on the roof of the apartment building may not appear on the certificate of the apartment you are buying.
Also, if the seller has paid only 30% of the fine, the obligation to complete the regularisation passes to the new owner, with an explicit mention in the contract (article 368 para. 9 of the Code). This should be part of the negotiation.
How long is the Certificate of Completeness valid?
The Certificate of Completeness is valid for two months from its issue date, which is the same as the date of the engineer's on-site inspection. Within this period it can be reissued for more deeds, as long as the inspection date does not change.
After it expires, the engineer updates the Extract, carries out a new inspection and issues a new certificate. The file is not rebuilt from scratch.
Example timeline
Say the engineer carries out the inspection on 5 November 2026 and issues the certificate the same day.
| Event | Date |
|---|---|
| Inspection and issue of Certificate of Completeness | 5 November 2026 |
| Expiry (two months) | 5 January 2027 |
| If the contract is moved to 12 January 2027 | A new inspection and a new certificate are needed |
A delay in the approval of the mortgage loan or in a supporting document is enough for the certificate to expire. That is why coordinating with the notary and the bank matters.
Who prepares the Building Identity Card?
The Building Identity Card is prepared by the "authorised engineer", an engineer registered with the TEE who is appointed by the owner. They are responsible for the accuracy of the data and sign the certificate alone.
The owner does not submit the HTK themselves; they give the engineer a solemn declaration of authorisation and the documents they have.
Building inspectors do not prepare identity cards. They are appointed by lot by the Built Environment Observatory and carry out spot checks on 3% of the buildings that obtain an HTK each year.
What are the penalties for inaccurate data?
| Who | Violation | Penalty |
|---|---|---|
| Engineer | False data in the identity card | Fine of €2,000–20,000 and suspension from practice for 2–24 months, in addition to criminal penalties |
| Engineer | Repeat offence or violation in a traditional settlement / protected area | Fine of €4,000–40,000 and suspension for 4–48 months |
| Owner | Failure to complete or inaccurate declaration | Fine from €200 up to 10% of the property's objective value |
How is the Building Identity Card prepared, step by step?
The process is entirely electronic and is carried out by the engineer in the TEE information system.
- You appoint an engineer and give them the authorisation, title deed, KAEK and any documents you have (permit, drawings, declarations of unauthorised constructions, EPC).
- Register search: the engineer checks whether the plot is already registered, based on the address and the KAEK. If it is, they continue from the existing entry.
- File collection: they look up the permit at the Building Service or in e-Adeies and the declarations in the unauthorised constructions system.
- Inspection and comparison: they compare the actual condition with the drawings. If they find discrepancies, regularisation comes first.
- Registration of the property and issue of the Extract, with a unique code and an authenticity key.
- Issue of the Certificate of Completeness, with the inspection date, once the fee has been paid.
- Handover to the owner of the Extract with the access codes and of the certificate, which the notary attaches to the contract.
How long does it take?
There is no legal deadline for issue. The time mainly depends on whether the permit is easy to find, whether a new survey is needed and whether there are unauthorised constructions to regularise.
For a legal apartment with a complete file it is relatively quick; if a certificate of loss or a declaration of unauthorised constructions is needed, it can take several weeks.
Identity card for the whole building or just the apartment?
In an apartment building you can issue an identity card just for your own apartment, without needing the consent of the other owners. This is what most sellers do.
The HTK of the whole building is made up of the Extracts of all properties and common areas. If it is issued first, separate identity cards are not issued for the apartments. Any that were already issued are incorporated.
In any case, the Certificate of Completeness is issued per property being transferred.
Who decides and who pays in an apartment building?
For an identity card for the whole building, the engineer is appointed by the majority of the co-owners, as provided by the building's regulations. If the regulations say nothing, a simple majority is enough.
The law does not set a specific way to split the fee. The regulations and the general assembly's decision apply, for example allocation based on ownership shares (per mille).
Hypothetical allocation example: if the assembly agrees a total fee of 3,000 euros for the whole building and splits it by plot ownership shares, an apartment with 120‰ pays 3,000 × 0.120 = 360 euros. The 20 euros for the certificate are paid separately, when someone transfers.
A joint identity card checks the common areas once, but often reveals unauthorised constructions in them, which are regularised collectively.
How much does the Building Identity Card cost?
The cost of the Building Identity Card has two parts: a fixed fee and the engineer's fee. Registration in the register is free of charge, while a fee of 20 euros is paid to the provider (TEE) for each certificate, under the ministerial decision of December 2020.
The engineer's fee is not regulated and there is no official price list. Reports from 2022 mentioned from about 300 euros for simple cases up to 1,000 euros for properties with unauthorised constructions. These amounts are indicative and are not a current market price.
What does the cost depend on?
| Factor | How it affects the cost |
|---|---|
| Existence and availability of a building permit | If missing, a search or a certificate of loss is needed |
| Match between drawings and reality | Discrepancies mean a new survey |
| Unauthorised constructions | A declaration, fee, fine and, where required, a structural check are added |
| Topographic survey | Required except for the exceptions in the law, mainly for detached houses and outside the town plan |
| Size and type of property | A detached house with ancillary structures needs more work than an apartment |
| EPC | If there is no valid one, it is issued separately |
| Existing HTK | An update usually costs less than the first preparation |
Often the biggest cost is not the engineer's fee, but regularising the unauthorised constructions they find.
When do you need to update the Building Identity Card?
The HTK must be updated after any work that requires a building permit or a small-scale works approval. The update is made through an engineer, within four months of the permit's expiry or the completion of the works.
An update is also made:
- when the Certificate of Completeness expires and you need a new one,
- when the authorised engineer or the owner changes,
- when separate (horizontal or vertical) properties are created or modified, within four months,
- to correct obvious errors.
Works that require neither a permit nor a small-scale approval do not trigger an obligation to update.
Electronic property identity card: where do I find it?
The Building Identity Card platform is a TEE information system for engineers with MyTEE credentials. The owner generally does not log in themselves to "download" the identity card.
If the property already has an HTK, you can find it in the following ways:
- From the engineer who prepared it, who must hand you the Extract with access codes and the Certificate of Completeness.
- From the purchase or parental gift contract, where the certificate is attached with its unique number.
- From the notary who drew up the deed, if you do not have a copy.
- Through a new engineer: any engineer can search the register by address or KAEK and, with your authorisation, view the existing entries and update them.
The certificate's unique code allows its authenticity to be checked and the certificate to be reissued.
If you bought before April 2022, your contract was most likely made with an engineer's certificate and there is no HTK. It will be issued the first time you transfer the property.
What should the buyer check in the Building Identity Card?
Whether you can later sell or get a renovation permit depends on the Building Identity Card. Before paying a deposit, ask for the Extract and the Certificate of Completeness and check:
- that the certificate will be valid (two months from the inspection) on the day of the contract,
- that the description, floor, square metres and KAEK match the title, the Land Registry and the E9,
- which case (a, b or c) the engineer has selected,
- whether there are declarations of unauthorised constructions and whether the fine has been paid in full or only 30% has been paid,
- that all the spaces you see appear in the drawings (mezzanines, enclosed semi-open spaces, storage rooms, parking spaces),
- that any constructions in common areas (pilotis, roof) are legal, because they are not covered by the apartment's certificate,
- that there is an EPC and, where required, a structural check,
- that the preliminary contract states who is responsible for issuing it and for any regularisation.
The seller's engineer does not represent you. An independent technical check of the property by an engineer of your own choice shows you whether the identity card really reflects the condition of the property.
The planning picture is only half the truth. Titles, encumbrances and seizures are checked with a legal check of the property, while a full legal and technical check package covers both sides before signing.
What should the seller do?
If you plan to sell, start with the file before the listing goes live: title, KAEK, permit, declarations of unauthorised constructions and an on-site inspection by an engineer. Regularise whatever is needed and leave the issue of the Certificate of Completeness until a few weeks before the contract, so that it does not expire.
When you are ready, you can list your property with this information available from the start.
Frequently asked questions
Is the Building Identity Card the same as the engineer's certificate?
Not exactly. The identity card is the property's permanent electronic file, while the Certificate of Completeness issued from it includes and replaces the engineer's certificate in the contract.
Do I need a Building Identity Card to rent out a property?
No. The HTK is linked to transfers and property rights, not to leases. However, the law prohibits leasing properties with unregularised unauthorised constructions.
Do I need a Building Identity Card to accept an inheritance?
No. Succession on death is not a legal act between living persons, so accepting an inheritance does not require an HTK. You will need it when you sell, donate or transfer the property as a parental gift.
Can I use the HTK made by the previous owner?
Yes, the file stays in the register. A new transfer requires an update with a new inspection and a new Certificate of Completeness, which is usually simpler than the first preparation.
If I am selling two properties, do I need two certificates?
Yes. The Certificate of Completeness is issued per property. An apartment and a parking space that are separate properties each need their own certificate.
Who pays for the Building Identity Card, the seller or the buyer?
As a rule the seller, because the contract cannot be signed without a Certificate of Completeness. The parties can agree otherwise, especially on the cost of regularising unauthorised constructions.
What happens if the certificate expires before the contract?
The engineer carries out a new inspection and issues a new certificate on the same identity card. There is a new fee and, as a rule, a smaller update fee.
Can a Building Identity Card be issued for a house without a permit?
Yes, as long as the property may be transferred. For example, structures built before 30.11.1955 or unauthorised constructions that have been brought under a regularisation law. If the construction cannot be regularised, no certificate is issued and no transfer takes place.
Is an identity card needed for a plot with no structure?
Yes, the transfer of an undeveloped plot goes through the same system. The engineer certifies that there is no structure, usually with a topographic survey.
Can I get an HTK just for my apartment without the general assembly?
Yes. Each owner can issue an identity card for their own separate property. Majority consent is needed only for an identity card for the whole building.
In the end, is the Building Identity Card just another piece of paper?
No. It is the document that shows whether the property is "clean" in planning terms and whether it can be transferred today and in the future.
If you are selling, preparing it in good time protects you from delays. If you are buying, checking the Extract and the certificate before paying a deposit protects you from someone else's omissions.
Sources and updates
This article is based on articles 341–351, 367 and 368 of the Spatial Planning and Urban Planning Code (Law 5306/2026), Law 4495/2017, ministerial decision YPEN/DESEDP/7577/105/2021 on the Electronic Building Identity Card procedure, decision YPEN/DESEDP/117828/1338/2020 on the information system, the pages of gov.gr and the Technical Chamber of Greece, as well as a circular of the Coordinating Committee of the Notaries' Associations of Greece.
The content is for information only and does not replace personalised legal or technical advice. Because the planning framework may change and every property has its own particularities, before any purchase, sale or transfer it is advisable to confirm what applies in your own case with an engineer and a lawyer.