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Basements

Crete Property: Q&A’s – buying, selling, property off-plan, legal, architects, regulations
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  • #24396
    doewj
        • Topics: 1
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        • A True BIC'er
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        Member since: 25th September 2009

        Does anybody know what the rules are regarding basements?..i have tried to find building regs to no avail and each person I ask gives a different answer, is it legal to use basement space as living areas such as bedrooms and bathrooms. thankyou

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        #24752
        the_truth_is_there
            • Topics: 5
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            • BIC Junior Member
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            Member since: 25th September 2007

            495F4C513B0 wrote: Does anybody know what the rules are regarding basements?..i have tried to find building regs to no avail and each person I ask gives a different answer, is it legal to use basement space as living areas such as bedrooms and bathrooms. thankyou

            No, it is not legal. Go and check with your local Planning Department if you don’t believe me.

            #25029
            latsida
            Participant
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                • Practcally Cretan
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                Member since: 17th October 2006

                you must have building permits/plans for your home.
                if it states on the plans that it is a basement or store then that is what it is and you cannot change it without applying to the authorities and paying the required amount in fines and also IKA payments and fines for doing the work illegally,
                many people have altered their properties illegally and are now having to pay the original fees and also fines.

                #25241
                doewj
                    • Topics: 1
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                    • Total: 5
                    • A True BIC'er
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                    Member since: 25th September 2009

                    are you saying that it is possible to build a house on crete where the basement can, with correct permissions, be used as bedrooms and bathrooms? If so, are you aware under what circumstamces this would be allowed.

                    is there anywhere that the building code can be found on the internet?

                    #25401
                    x5kmt
                    Participant
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                        • Practcally Cretan
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                        Member since: 12th November 2005

                        Be very careful! I think you will find that if you look through the postings made by ‘Eenymush’ that there are problems with owning a basement illegally converted into living accommodation.

                        It is common to find apartments developed in these areas which are originally described on the Builders plans as storage. Big Problems will arise if you have acquired one which has been converted. Without the relevant premissions, which are unlikely to be granted retrospectively, it will be unsaleable to anyone other than a cash buyer.

                        Kathleen

                        #25532
                        x5kmt
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                            • Practcally Cretan
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                            The easiest way is to speak to the local planning department and obtain proper advice.

                            If you are having plans drawn up to show a basement which includes sleeping arrangements then logically one would expect there to be regulations which apply to ventilation, lighting, access etc..

                            Kathleen

                            #25636
                            latsida
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                                No doewj I am not saying that.
                                if you want extra bedrooms or a kitchen then you must have that stated on your original plans you cannot change the use .
                                why not ask an Architect or civil engineer.
                                this quote is on another thread about illegally altered property
                                "Property fee
                                Homeowners who want to submit paperwork so they can pay a penalty for illegally altered parts of their properties (“imiypaithrioi”) will also have to pay a civil engineer 232 euros to prepare a special report, the Environment Ministry said yesterday. Town-planning offices have begun accepting applications from homeowners who want to exempt their properties from any further fines."

                                sorry Kathleen we both posted at the same time

                                #25720
                                doewj
                                    • Topics: 1
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                                    • Total: 5
                                    • A True BIC'er
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                                    Member since: 25th September 2009

                                    thanx all…this is not an altered basement but a new build basement with bedrooms and bathroom a query has now arisen desputing the legality

                                    #25793
                                    latsida
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                                        • Practcally Cretan
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                                        if these rooms are not on the plans then you have problems.
                                        the IKA will not have been paid for the work done,plus how can you sign off the electric without declaring the wiring plans for these rooms. property taxes are based on the square meterage of your home ,also your charges to your local council,etc.etc.
                                        Seek independent professional advice ASAP.

                                        #25855
                                        eleni
                                            • Topics: 57
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                                            • Practcally Cretan
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                                            Member since: 12th November 2005

                                            If your building allowance is , lets say, 100m2 and that has been used up in the main house, you cannot turn the basement into living accommodation which takes the property over the allowance. It will be on the building permit as to what is/was allowed

                                            #25908
                                            doewj
                                                • Topics: 1
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                                                • Total: 5
                                                • A True BIC'er
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                                                Member since: 25th September 2009

                                                Thankyou all for your input, much appreciated

                                                #25953
                                                cb
                                                    • Topics: 3
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                                                    • BIC Junior Member
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                                                    Member since: 17th August 2010

                                                    777A6F68727F7A1B0 wrote: how can you sign off the electric without declaring the wiring plans for these rooms.

                                                    Does this mean then, that if your wiring plan has been approved and your electricity connected, your property is considered legal?

                                                    #25992
                                                    latsida
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                                                        Hi cb,
                                                        if your wiring plans have light switches and sockets and other fittings for living rooms and bathrooms that are not meant to exist and whose areas do not appear on your building permit then how could the plans be passed

                                                        also the structural work ,walls tiling plumbing etc. have not been declared and taxes will not have been paid , how can these areas be legal?
                                                        Ask a qualified civil engineer if you can change an area, not a forum where you will receive hearsay and advice that is probably out of date and incorrect and will probably cost you twice as much in the long run.
                                                        just my opinion of course . 8-)

                                                        taken from the dei website
                                                        "The supporting documents required for connecting new electric service to a detached house are the following:

                                                        1. Request for New Electric Service

                                                        2. Copy of the Building Permit certified by the Town Planning Agency for permanent service. Nevertheless, the procedure for new service can be initiated upon submission of a simple copy of the building permit.

                                                        3. Sworn Statement of a licensed Electrical Installer certified as follows:

                                                        For building permits issued before 31.12.94, the Sworn Statement must be certified by the competent Tax Offices (of the owner and of the installer).
                                                        For building permits issued after 31.12.94, a certificate of the owner’s Tax Office is necessary.
                                                        4. Certificate issued by the local Municipality or Community stating the total surface of the house (in square meters) for the purposes of calculating the Municipal Tax, the Municipal Fee and the Property Tax. "

                                                        #26026
                                                        cb
                                                            • Topics: 3
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                                                            • Total: 26
                                                            • BIC Junior Member
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                                                            Member since: 17th August 2010

                                                            Thanks Latsida, good advice! Property ownership is a minefield :-?

                                                            #26057
                                                            the_truth_is_there
                                                                • Topics: 5
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                                                                • BIC Junior Member
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                                                                Member since: 25th September 2007

                                                                And another little wrinkle in the planning laws:

                                                                In most areas outside of large cities, you are limited to 2 habitable floors plus (optional) basement below. The basement cannot be used for habitation, only storage/parking etc. Therefore, outside of large cities, you cannot legally have 3 habitable floors.

                                                                #26087
                                                                naxosbe
                                                                    • Topics: 6
                                                                    • Replies: 18
                                                                    • Total: 24
                                                                    • BIC Junior Member
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                                                                    Member since: 18th May 2006

                                                                    Hello Crete, we builded a house on Naxos Island 7 years ago, and like almost all other builded houses here, the living and bedroom are described as basement on the plans. We have electricity connected, paid the architect and of course we live in our house now. However people told us from next year there will be more control on this, and you should convert the basement in a bed and living room on the plans and documents from the house.
                                                                    Now I come to my question, does this really needs to be done by the architect that builded the house ? We had a lot of issues with him, he never fixed all problems that came up on the house, he charged extra for things we did not ask for etc…
                                                                    We asked him how much it would cost us for legalizing the documents, and I could already see dollars in his eyes. For 2 rooms he is charging 2400 Euros ! And that is too much imo.
                                                                    So any support here is very welcome !
                                                                    Thanks and greetings from Naxos !

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