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Everything you need to know before commissioning your architectural study — services, costs, key terms & selection criteria.
Table of Contents
- Why choosing an architecture firm matters
- What an architecture firm does — full range of services
- Architectural design: stages from start to finish
- Key terms you need to know
- How to choose an architecture firm in Thessaloniki
- Cost of architectural design — what affects the price
- Frequently asked questions
1. Why Choosing an Architecture Firm Matters
Building or renovating a property is one of the most significant investments of a lifetime. Yet many owners underestimate the role of an architecture firm, assuming that an architect simply “draws up the house.” In reality, an experienced architecture firm in Thessaloniki takes on a much broader role: from the initial concept through to handover with the keys in hand, it acts as the central coordinator of the entire project.
Thessaloniki, as Greece’s second-largest city, has distinctive characteristics: a dense urban fabric, historic planning zones, high demand for renovation of older buildings, and new construction activity in the eastern, western, and northern suburbs. Finding the right architecture firm — one that understands local conditions, building regulations, and market needs — can make the difference between a successful project and a costly dead end.
An architect is not merely a designer; they are the only professional who combines aesthetics, technology, legislation, and project management into a single service.”
2. What an Architecture Firm Does — Full Range of Services
A modern architecture firm in Thessaloniki can offer a wide range of services. It’s important to know which of these you need for your own project.
| # | Service | Description |
|---|---|---|
| 01 | Architectural Design | Space planning, floor plans, elevations, sections, 3D visualisation |
| 02 | Urban Planning Study | Review of building regulations, plot buildability, floor area ratio, coverage |
| 03 | Structural Study | Structural calculations, seismic requirements |
| 04 | Mechanical & Electrical | M&E installations, plumbing, air conditioning, heating |
| 05 | Building Permit | Submission of application to the Urban Planning Office (YDOM) of Thessaloniki |
| 06 | Construction Supervision | Monitoring works, on-site problem solving |
| 07 | Interior Design | Interior space design, selection of materials and furniture |
| 08 | Energy Study | Energy Performance Certificate (EPC), insulation, passive systems |
Not all firms offer all of the above services in-house. Many operate with a network of associates (e.g. civil engineers for structural work, electrical/mechanical engineers for M&E studies). Ask upfront whether coordination of these associates is included in the fee.
3. Architectural Design: Stages from Start to Finish
Architectural design is not a single, unified task. It is structured into distinct stages, each with its own scope, deliverables, and cost.
Stage A — Preliminary Study (or Architectural Concept)
The first stage involves gathering the client’s requirements, studying the plot or existing building, and developing alternative architectural ideas in schematic form. Deliverables include sketches or simplified drawings and an indicative budget. At this stage, the feasibility of the project is assessed and potential obstacles are identified (e.g. building restrictions, archaeological zones in Thessaloniki).
Stage B — Schematic Design (Design Development)
The chosen architectural concept is developed into more detailed drawings: floor plans, sections, and main elevations. Collaboration with the structural engineer begins and a first M&E assessment is carried out. This stage is critical as it determines the structure and function of the building.
Stage C — Detailed Design
Drawings are fully detailed at 1:50 or 1:20 scale for critical points. Materials, construction details, and technical specifications are defined. The client receives their first glimpse of the final result through 3D renders.
Stage D — Working Drawings & Building Permit
All studies required for the building permit are prepared: architectural, structural, electrical, plumbing, and energy. The application file is submitted to the Thessaloniki Urban Planning Office (YDOM) or the relevant municipal authority. Permit processing times range from 2 to 6+ months depending on complexity.
Stage E — Construction Supervision
Once the permit is issued, the architect takes on (optionally or mandatorily, depending on the project) supervision duties: selection and monitoring of the contractor, oversight of works, certification of stages, change management, and project handover.
4. Key Terms You Need to Know
Communicating with an architecture firm requires familiarity with specific terminology. Below we explain the most common terms you will encounter.
Floor Area Ratio (FAR / ΣΔ) The number that, when multiplied by the plot area, gives the maximum permitted buildable floor area. E.g. a 300 m² plot with an FAR of 2.4 allows up to 720 m² of built area.
Building Coverage The percentage of the plot that the building’s footprint may occupy. Usually expressed as a percentage (e.g. 60%). This differs from FAR — coverage refers to the ground-level footprint, while FAR refers to the total floor area across all storeys.
Plot Buildability (Artiótita) The minimum area or frontage a plot must have in order to be built upon. This depends on the zone and the planning scheme of the area.
Energy Performance Certificate (EPC) Classifies the building from A+ (highly efficient) to H (low performance). Mandatory for new constructions, property sales, and lettings.
Regularisation of Unauthorised Constructions The legalisation of unauthorised structures or uses under specific legislation (Law 4495/2017, etc.). A necessary step before sale or renovation for many properties in Thessaloniki.
Working Drawings The final, detailed construction drawings provided to the contractor. These include formwork plans, joinery details, electrical and plumbing diagrams, and more.
Tender Documents A set of documents (drawings, specifications, budget) used to obtain competitive bids from contractors. They ensure comparable and fair offers.
5. How to Choose an Architecture Firm in Thessaloniki Greece
Choosing an architecture firm is a decision that will affect the outcome, cost, and overall experience of your project. Here are the key criteria:
Specialisation and Portfolio
Ask to see projects similar to your own. A firm specialising in new residential builds may not be the ideal choice for renovating a listed building in central Thessaloniki, and vice versa. Check whether they have experience with projects in your specific area (e.g. Triandria, Pylaia, Kalamaria, central neighbourhoods).
- Do they have experience with a project type similar to yours?
- Does their portfolio inspire you aesthetically?
- Are they familiar with local authorities (YDOM, archaeological services)?
- Can they show you completed projects (not just renders)?
Legal Accreditation and Professional Status
The architect must be registered with the Technical Chamber of Greece (TEE) — Central Macedonia Branch. Verify that they hold active professional indemnity insurance. This protects you in the event of an error or omission.
Clarity in Contract and Fees
A reputable firm will always provide a written contract that clearly sets out the services, deliverables, timeline, and payment terms. Avoid verbal agreements. The contract must specify exactly what is included (e.g. whether supervision is a separate charge).
Communication and Availability
A high-profile “star” architect who delegates your project to junior associates without personal involvement can be problematic. Ask directly: who will be the lead responsible for your project? How often will you be in contact? Who handles supervision?
References from Previous Clients
Don’t hesitate to ask for contact details of previous clients. A firm confident in its work will not refuse. Ask clients about schedule adherence, cost management, and quality of communication.
6. Cost of Architectural Design — What Affects the Price
The cost of an architectural study in Thessaloniki depends on many factors and there is no fixed price list. Generally, fees are calculated either as a percentage of the project budget (typically 5–12%), as a fixed amount per square metre, or as an hourly rate for smaller tasks.
The main factors that influence cost are: the type of project (new build or renovation), the scale and complexity, the number of studies included (architecture only, or also structural, M&E, and energy), the firm’s experience and reputation, and whether supervision is included.
Note: The cheapest offer is not always the best. An experienced architect who identifies a planning issue in advance, or proposes a more cost-effective construction solution, may save you several times the difference in their fee.
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7. Frequently Asked Questions
Do I need an architect for a small renovation? For minor cosmetic interventions (painting, tile replacement) it is not required. However, for changes to room layouts, windows, or new installations, involving an architect is recommended — and in many cases legally necessary — to avoid unauthorised works.
How long does it take to obtain a building permit in Thessaloniki? Depending on the type of project, it ranges from 2 months (simple works via the electronic platform) to 6–12 months for complex projects or buildings in special zones (historic centre, archaeological zones).
Can I have one architect for the design and a different one for supervision? Yes, it is legal and done frequently. However, the ideal supervisor is the one who has known the design from the outset, so it is preferable to entrust both to the same firm.
What is “regularisation of dependent works” and when does it apply to me? This refers to the legalisation of unauthorised constructions under specific legislation. It affects millions of properties across Greece. If your property has regularised unauthorised elements, these must be recorded and verified before any renovation or sale.
Do I need to be involved throughout the design process? Your active participation, particularly in the early stages, is crucial. The architect needs to understand your needs, preferences, and budget. Once the design is finalised, contact can take place through regular meetings or remotely.
