TDD vs Property Inspection in Greece: House Inspections, Surveys and Due Diligence — Which Do You Actually Need?

A private buyer acquires a villa in Crete for €420,000. The agent recommends a local inspector. The inspector spends two hours on site, produces a one-page summary and finds nothing material. The buyer proceeds. Eighteen months later, a structural engineer confirms the rear extension has no building permit. Regularisation cost under Law 4495/2017: €47,000, before fines. The inspection missed it because it never included a permit review. That is not a minor omission. It is the difference between the scope the buyer commissioned and the scope they actually needed.

Foreign buyers approaching their first Greek property acquisition arrive with different terminology depending on where they come from. American and Canadian buyers ask for a home inspection or house inspection. British buyers ask for a building survey or property survey. Nordic and European buyers tend to use property inspection. Institutional buyers, lawyers and financial advisors ask for technical due diligence. All five labels point toward the same underlying need, independent technical assessment of the asset before capital is committed, but they do not all describe the same scope of work.

Matching the scope to the acquisition is the decision this guide helps you make.

The Terminology Map: Five Terms, Two Distinct Services

Before the scope question, the terminology question.

House inspection and home inspection are the terms used predominantly by American and Canadian buyers. In the United States and Canada, these refer to a standardised pre-purchase inspection conducted by a licensed home inspector. In Greece, no equivalent regulated profession exists. What North American buyers are looking for is an independent pre-purchase technical assessment, which does exist in Greece but operates outside a formal licensing framework. The guide to house inspections in Greece for American and Canadian buyers covers what the US model does not transfer and what buyers need instead.

Property survey and building survey are the terms used predominantly by British buyers. In the United Kingdom, building surveys operate under RICS accreditation at defined levels (Level 2 and Level 3). In Greece, no RICS-equivalent regulatory structure governs pre-purchase surveys. What British buyers are looking for is the same independent technical assessment, covering structural condition, systems and defects, adapted to the Greek permit compliance context that UK survey methodology does not address. The guide to building surveys in Greece for UK buyers covers the specific differences in detail.

Property inspection is the broader international term used across this firm's work and across much of the international buyer market in Greece. It encompasses structural condition, permit compliance review, building systems and capital expenditure exposure. It is the standard instrument for private residential acquisitions in Greece.

Technical due diligence (TDD) is a more extensive mandate used for institutional-scale acquisitions, hospitality assets, multi-unit developments and high-value residential properties. It includes everything a property inspection covers and extends significantly in scope, report structure and deliverable depth.

House inspection, home inspection, property survey and building survey all describe the same underlying service in the Greek context: an independent property inspection. The question of whether that inspection or a full TDD mandate is the right instrument depends on the acquisition, not the label used to describe it.

What a Property Inspection Covers in Greece

An independent property inspection in Greece, regardless of whether the buyer calls it a house inspection, building survey or property check, covers four areas.

Structural condition. The building frame, foundations, roof structure and load-bearing elements assessed against the construction era, method and seismic exposure at the specific location. Greek building stock constructed before 1985 predates consistent seismic design practice. Athens sits in seismic Zone 2–3. Crete and the Ionian Islands sit in Zone 4. A structural assessment must be calibrated to the building era and the site's hazard exposure, not just to visible surface conditions.

Permit compliance. The physical structure compared against the approved building permit drawings held at the relevant urban planning authority. This comparison is the mechanism by which unauthorised constructions are identified: rooftop additions, enclosed terraces, basement conversions and extensions built without permits. These violations transfer to the new owner on purchase under Greek property law. A property inspection that omits the permit review has not assessed the most consequential risk category in the Greek residential market.

Building systems. Electrical installation, plumbing, heating, cooling and hot water. Pre-1975 apartment buildings in central Athens frequently carry original or informally modified electrical installations. Rewiring a 90-square-metre Athens apartment typically costs between 8,000 and 15,000 euros. Island properties carry additional exposure from salt air corrosion on external metalwork, window frames and façade fixtures.

Capital expenditure projection. Deferred maintenance and what the property will cost over ten years. Roof replacement in Athens runs from 60 to 150 euros per square metre. Waterproofing membranes on flat-roofed Greek buildings have a typical service life of 15 to 25 years. The ten-year capital expenditure figure changes what the property is actually worth before price negotiations are concluded.

This scope, covering structural assessment, permit compliance, systems and CapEx, is what a property inspection delivers. It is appropriate for most private residential acquisitions in Greece from €100,000 upward. It is the scope that a house inspection, home inspection, building survey or property survey should cover in the Greek market.

What Technical Due Diligence Adds

Technical due diligence is not a more expensive version of a property inspection. It is a different instrument with a different purpose.

A property inspection answers the question: what is the physical condition of this asset and what are the permit liabilities? Technical due diligence answers a broader question: does the price reflect what this asset actually is, and what is the full technical exposure across structural condition, regulatory compliance, operational infrastructure, capital requirements and execution risk? The full technical due diligence guide covers the complete scope, including the three-pillar framework of legal, technical and financial due diligence that applies to institutional acquisitions in Greece.

TDD extends beyond property inspection scope in four areas.

MEP systems in full. Mechanical, electrical and plumbing infrastructure reviewed at system level, not just for condition but for operational capacity, regulatory compliance and replacement cost modelling. For hospitality assets and multi-unit developments, this includes plant room infrastructure, distribution systems, energy performance and life-safety systems. Structural retrofitting on a pre-1985 reinforced concrete building in Greece runs from €15,000 to €80,000. Full MEP system replacement on a mid-sized commercial asset: €15,000 to €60,000.

Regulatory compliance mapping. For commercial assets, mixed-use properties and hospitality acquisitions, compliance extends beyond building permits to operational licences, EOT certification (for hotel operations), fire safety certification, accessibility requirements and environmental compliance. Each carries a specific remediation pathway and cost that must be quantified before the acquisition closes.

Capital expenditure at institutional depth. A property inspection produces a ten-year CapEx projection sufficient for a private buyer's price negotiation. A TDD mandate produces a formal CapEx model, phased by year, categorised by system and with methodology documented, suitable for investment committee review, lender submission or co-investor reporting.

Report structure for formal use. A TDD report is structured for use beyond the buyer's internal decision. It can support financing conversations, legal negotiation of representations and warranties, investment committee presentation and multi-party information sharing. A property inspection report is structured for the buyer's decision. Both are written in English and both are independent. The structure determines what they can be used for beyond that.

BEFORE YOU COMMIT TO A PROPERTY IN GREECE

Send the property listing, floor plans, permit documents or agent material before any inspection is commissioned.

We determine the right scope, whether property inspection or full TDD, based on the asset, the acquisition value and what the report needs to do.

This early-stage review identifies: whether the asset requires inspection or TDD scope, permit documentation gaps, structural risk indicators based on building era and seismic zone, operational compliance exposure for commercial and hospitality assets, and CapEx categories that will affect the acquisition model.

The review is independent, English-language and delivered directly to the buyer.

Submit the property details here: kgnordic.com/contact

Four Questions to Determine Which Scope You Need

These four questions establish the right instrument for most acquisitions.

1. What is the acquisition value?
Below €500,000: a property inspection is the appropriate scope for most buyers. Above €500,000: TDD becomes relevant, particularly if the acquisition involves renovation, development potential or hospitality use. Above €1,000,000: TDD is the standard instrument regardless of asset type.

2. Who else is reading the report?
If the report is for your own decision only: a property inspection is sufficient. If the report will be seen by a lender, investment committee, co-investor, family office board or legal team negotiating representations: TDD report structure is required. A property inspection report is not formatted for those audiences.

3. What is the planned use of the asset?
Primary residence or holiday property: property inspection. Rental investment: property inspection, extended to cover rental compliance and operational systems. Hotel, boutique resort or hospitality operation: TDD. Multi-unit development: TDD. Mixed-use commercial: TDD.

4. Is there a renovation or development component?
If you are acquiring to renovate and the renovation scope exceeds €100,000, TDD-level assessment of the existing structure and permit baseline is advisable. Renovation budgets built on an inspection-level CapEx model are frequently inaccurate when the contractor starts opening walls. If you are acquiring to develop, TDD is the baseline regardless of acquisition value.

Most private buyers purchasing a residential property in Greece, whether an apartment, villa or island house, between €150,000 and €500,000 for personal use need a property inspection, not TDD. The inspection handles what they need to know and what they need to act on. TDD is the right instrument when the report has to do more than inform one buyer's decision.

When Both Are Used in the Same Transaction

There is one scenario where a property inspection and TDD are both commissioned: a high-value residential acquisition where the buyer wants a rapid preliminary assessment before committing to the full TDD cost.

In that sequence, a property inspection is commissioned first, typically within five to seven working days, to identify any structural or permit issues that would cause the buyer to withdraw before committing to a full TDD mandate. If the inspection is clean, the TDD proceeds with the physical inspection component already complete, reducing the overall timeline. If the inspection identifies a material issue, the buyer has the basis to renegotiate or withdraw at the lower cost of the inspection, not the TDD fee.

This sequencing is most common for acquisitions above €800,000 where the TDD cost is proportionate but the buyer wants a go/no-go checkpoint before the full mandate begins.

What Each Scope Costs in Greece

A property inspection covering structural condition, permit compliance, building systems and capital expenditure starts from €5,000 for a standard residential property. The fee covers travel to site, a full inspection day, permit document retrieval and a written English report. Island locations carry additional logistics costs. Inspections priced below €2,000 do not, in most cases, include a full permit compliance review.

Technical due diligence fees depend on asset complexity, size and the scope agreed. For residential acquisitions requiring TDD-level depth, fees typically start from €8,500. Hospitality assets, multi-unit developments and complex mixed-use properties are scoped individually. The cost is structured as a fixed mandate, not a day-rate, and covers all site time, permit retrieval, engineering assessment and English-language report delivery.

In both cases, the cost of the assessment is not the relevant comparison. The relevant comparison is the cost of the assessment against the cost of acquiring a liability that was not identified. In the Greek property market, where permit violations are common, pre-seismic building stock is widespread and deferred capital expenditure is systematically underdisclosed, the inspection or TDD cost is the lowest-risk spend in the transaction.

Buying Property in Greece?

Whether you are looking for a house inspection, building survey, property survey or full technical due diligence, the right scope depends on the asset, the value and what the report needs to do. We determine that before we agree a mandate.

Before contracts are signed, we review: structural condition against the building era and seismic zone, permit compliance against approved drawings, building systems, operational compliance for commercial and hospitality assets, and a capital expenditure projection phased by system and year.

Independent property inspections and TDD mandates across Greece and the Mediterranean. Every report in English, delivered before you sign.

Submit the property details here: kgnordic.com/contact

Frequently Asked Questions

Q: What is the difference between a house inspection and technical due diligence in Greece?
A: A house inspection, also called a property inspection, building survey or property survey depending on the buyer's nationality, covers structural condition, permit compliance, building systems and deferred capital expenditure. It is appropriate for most private residential acquisitions. Technical due diligence is a more extensive mandate covering full MEP systems review, regulatory compliance mapping, formal CapEx modelling and a report structure suitable for lenders, investment committees or legal negotiations. TDD is the right instrument for acquisitions above approximately €500,000, hospitality assets, multi-unit developments and institutional purchases.

Q: Is a property survey the same as a property inspection in Greece?
A: Yes. In the Greek market, property survey and property inspection describe the same independent technical assessment when commissioned by the buyer. Property survey is the term more commonly used by British buyers; property inspection is more common among American, Nordic and international buyers; building survey is the formal UK RICS terminology. All three describe an independent review of structural condition, permit compliance, building systems and capital expenditure exposure. The scope and methodology determine the quality, not the label applied to the service.

Q: Do I need TDD or a property inspection for a Greek villa purchase?
A: For most private villa purchases below €500,000, an independent property inspection is the appropriate scope. It covers structural condition, permit compliance review, building systems and a ten-year capital expenditure projection. TDD becomes relevant above €500,000, if the report needs to support financing or co-investor review, or if the acquisition includes a hospitality or development component.

Q: When should I commission a property inspection in Greece?
A: Before the preliminary contract is signed. Findings at this stage can be used to renegotiate the purchase price, attach repair conditions or withdraw without financial penalty. An inspection commissioned after the preliminary contract loses all practical leverage to act on what it identifies. The inspection cost is the same either way.

Q: What is the difference between a house inspection in Greece and the US?
A: In the United States and Canada, home inspections are conducted by licensed professionals operating in a regulated market. In Greece, no equivalent regulated profession exists. What differs most significantly is the permit compliance review: in the Greek market, comparing the physical structure against the approved building permits is the most consequential part of any pre-purchase inspection, and it requires specific knowledge of the Greek planning system that standard US home inspection practice does not address.