Buying an older apartment in Athens? Look beyond the renovation

Many Athens apartments are in buildings that are several decades old, and many of them have been renovated inside. A renovation can be anything from fresh paint and a new kitchen to new wiring, plumbing, windows and floors. The listing word is the same in both cases.

So treat “renovated” as the start of a conversation. Ask for a list of what was done and when, who did the work, and whether there are invoices, warranties or photos taken during the works. If records are missing, treat that as an open question for your engineer, not as proof that the work was not done.

You buy one flat, but you share the building: its roof, facade, stairwell, lift, drains and, often, its heating. A beautifully finished flat can sit in a building that needs work, and the reverse is also true.

• Look at the common parts. The entrance, stairwell, lift, roof terrace if the owner or building manager takes you up, and the facade from across the street. Note cracks, stains, loose render or rust on balconies, and ask about them.
• Ask about planned works. Have the owners discussed or approved any works, such as a new lift, roof or facade repairs? Ask whether there are minutes from the owners' meetings you can see.
• Ask about this flat's charges. Ask whether the flat's own shared charges are up to date, and to see recent koinochrista statements. Other owners' payments are their own business and not something to ask about.

If you can, speak to the building manager as well as the seller. They usually know what the building pays for, how the heating works, whether repairs are being discussed and how decisions get made. A short conversation often tells you more about the building than a long viewing.

No renovation changes which way a flat faces. Note where the main windows point, what is opposite and how close it is, and visit at a different time of day if light matters to you. A balcony over a busy street and one over a quiet courtyard are very different places to sit.

Think about access as you would live it: steps to the entrance, the lift and whether it reaches your floor, the stairs if it does not, and how furniture would get in. On a sloping street, walk the route to shops and transport. Our neighbourhood guide has more on comparing streets.

Listen as well as look. With the windows shut, how much do you hear from the street, the lift or the neighbours? Ask whether the windows were changed and why. If there is a café or bar below that stays open late, come back one evening before you decide.

A storage room (αποθήκη) or parking space (θέση στάθμευσης) may come with the flat, may be used by habit, or may belong to someone else. A space shown during a viewing or used by the seller is not, by itself, confirmation. Ask your lawyer to establish exactly what rights transfer with the flat and which documents support them.

Ask for the floor plans and compare them with what you see. Older flats are often altered over the years: a wall moved, a balcony enclosed, a kitchen relocated. Note any difference you spot and pass it to your engineer and lawyer. Whether a change matters is for them to assess, not for a viewing.

The Electronic Building Identity (Ηλεκτρονική Ταυτότητα Κτιρίου) is a file of a building's or property's records prepared by an engineer in a system run by the Technical Chamber of Greece (TEE support pages). It is a documentation record. It is not a safety certificate and not a survey of condition. Ask your engineer and lawyer whether it applies to this sale and what it shows.

The Energy Performance Certificate (Πιστοποιητικό Ενεργειακής Απόδοσης, PEA) is issued by an energy inspector and rates a property's energy performance on a lettered scale (Ministry of Environment and Energy). It is helpful when comparing flats, but it is an energy assessment, not a structural survey, and it does not predict what your bills will be.

• Engineer. Looks at the structure, the condition of the building and how the property compares with its plans and permits.
• Electrician and plumber. Assess the installations you cannot see. Their assessment informs your decision; it is not a guarantee.
• Lawyer. Checks the title, what is included in the sale and the contract terms, on your behalf.
• Notary. Prepares and signs the purchase deed. The notary is not your adviser on condition or value.

A first viewing tells you whether you like a flat. A second one is for checking it. Go with time to spare, a notebook and a torch on your phone.

1. 1

   Run the water.

   With permission, turn on the shower and kitchen tap together, and look under the sinks for stains or old repairs.

2. 2

   Ask about the electrics.

   Ask whether any electrical work was documented, and leave the panel alone. How it looks says little about the system; a qualified electrician can assess it.

3. 3

   Open everything.

   With permission, windows, shutters, balcony doors and wardrobes. Look at the corners behind them.

4. 4

   See the shared spaces.

   If the building allows it, ask the owner or building manager to show you the roof, the heating room and any storage area, and go with them.

5. 5

   Ask for the documents early.

   Floor plans, the Energy Performance Certificate, the building's rules, recent shared-charges statements and any invoices for works. Your lawyer and engineer will need them anyway.

Neither is better by default. A flat with solid recent works and tired decoration can be a sensible buy if you are happy to paint. A beautiful finish over original systems can also be fine, as long as you know that is what it is and your plans account for it.

When you compare flats, keep three things on separate lines:

• The price. The asking or agreed purchase amount, on its own.
• Transaction costs. The professional and transaction costs for this specific purchase, confirmed by your advisers rather than assumed.
• Necessary works. Itemised quotes from contractors for any works you would need, with systems kept separate from finish.

Above all, know whether you are looking at good works or a good finish before you make an offer, and make sure the people you appoint have checked what they need to. Our page on how we work explains the steps from viewing to completion.