Many owners of shops or offices that remain inactive choose to renovate them and convert them into residences for rent or short-term leases. This option is becoming increasingly popular, but it comes with specific urban planning and legal obligations.

Change of Use Permit: What is Required

Changing the use of a space from commercial to residential requires, in most cases, a permit from the relevant urban planning authority. In addition, insurance must be arranged with the EFKA (Single Social Security Organization) for the working days of the technicians involved in the project.

It is essential that owners consult an engineer before starting any work, so that permitted land uses and conditions for change of use can be checked in accordance with the urban planning data for the area.

Basic Urban Planning Requirements:

• The building must be legally existing.
• The approved street layout of the area must be observed.
• The terms of the applicable Building Regulations (e.g., stair dimensions, parking requirements) shall apply.
• Ensure accessibility for people with disabilities in public areas without affecting the load-bearing structure.

Which spaces can be converted into residences?

Only spaces designated for primary use (e.g., shops, offices) and included in the building coefficient can change use. Basements or auxiliary spaces that are not included in the building coefficient cannot be legally converted into residences.

What is considered Primary Use:

Spaces such as bedrooms, living rooms, kitchens, and offices, with a minimum clear height of 2.50 m, are considered main spaces. The use of these spaces is compatible with the basic use of the building.

When is a Building Permit or Small-Scale Permit Required?

A building permit is required when:

1. Interventions are carried out that affect building conditions or structural adequacy.
2. A new structural study is required.
3. The total cost exceeds €25,000.

A Small Scale Permit is allowed when:

1. The host organism is not affected.
2. Seismic loads or the importance of the building do not change.
3. The cost is less than €25,000.

Additional parking spaces are secured or purchased (if required).

What is Seismic Significance Change?

The Anti-Seismic Regulation classifies buildings into 4 categories of importance:

• C1: Agricultural – not critical to public safety
• C2: Residential buildings, offices, shops
• C3: Buildings used for public gatherings (schools, gyms)
• C4: Vital (hospitals, telecommunications)

A change of use that leads to a change of category may require a new structural study.

Apartment Building Consent

If the property is part of an apartment building, in addition to the urban planning permit, the consent of the co-owners is also required if:

• The change of use is prohibited by the regulation.
• You want to change the appearance of the building (e.g., window covering).
• Facades are considered common areas, so unanimous consent is required.
• Conversion of Basement or Storage Room into Residence

It cannot be done directly. If the space appears as a storage room on the building permit, you must:

• There must be documentation proving that it was used as a residence before July 28, 2011.
• To be done settlement and in continuation request for change of use.

If there is no documentation, the conversion cannot be considered legal.

To avoid fines, delays, and rejections from the city planning department, consult our team of engineers before starting any work. We specialize in city planning regulations, changes of use, and legal conversions of commercial spaces into residences.