Frequently asked questions

We visit the property on your behalf and document everything we can see and test. That means damp, drainage, finish quality, renovation workmanship, electrics, plumbing, windows, shutters, humidity levels, outdoor areas and anything the listing photos conveniently left out. You receive a written room by room report, annotated photos, video footage, a priority defect summary with indicative repair cost ranges, and renegotiation talking points. Depending on the size of the property, you also get a 15 minute debrief call with us.

We are not engineers and we do not pretend to be. We do not assess structural safety, certify compliance with building regulations, check planning permissions or provide any form of legal opinion. If something we find suggests you need a licensed engineer, we will tell you clearly and point you in the right direction.

We run the taps, flush the toilets, test the shower pressure, check drainage speed, operate the shutters, test sockets and switches, turn on the AC and confirm hot water availability. If we can turn it on or run it, we do. This is not a clipboard walkthrough.

For properties in Athens, we reschedule at no extra cost to the next available date when utilities are confirmed active. For properties outside Athens, any travel and accommodation costs already incurred will be charged, and a new visit fee applies for the return trip. The good news is that everything not dependent on utilities, including finishes, damp, windows, outdoor areas and renovation quality, gets checked regardless.

The Remote Filter is a 45 minute walkthrough with video and voice commentary, designed for buyers who are shortlisting two to four properties and need a quick go or no go before committing to a full inspection. There is no written report. The full Buyer Condition Report is the complete service, with written findings, annotated photos, defect estimates and a debrief call. If you are close to making a decision, you want the full report.

Yes. If you proceed to a full Buyer Condition Report on the same property, we deduct €50 from the report fee.

That is exactly what it is designed for. The report includes a prioritised defect summary, indicative repair cost ranges and specific renegotiation talking points. Clients have used our reports to negotiate price reductions, request repairs before completion, and in some cases walk away entirely. The detail is there. What you do with it is up to you.

Standard visits are scheduled a minimum of 7 days from booking, to allow time for proper access coordination. If you need something sooner, priority scheduling is available for an additional €75, subject to availability. Once the visit is done, the report follows within 1 to 2 days for smaller properties up to 80m², 2 to 3 days for properties between 81 and 120m², and 2 to 4 days for anything larger. If you are working to a tight deadline, tell us when you book and we will do what we can.

You arrange access. You coordinate with the seller or agent to confirm a date and time, and you share the details with us. We show up. We do not contact sellers or agents directly, because that would compromise our independence from the outset.

We cover all of Greece, including the islands. For properties outside Athens, travel costs are calculated based on actual expenses at the time of booking, including transport and accommodation where required. These are always agreed with you in writing before we confirm the visit. No surprises.

Completely. We have no commercial relationships with any party involved in the sale of a property. We do not accept referral fees, we do not work with agents on a commission basis, and we have no interest in whether you buy or not. Our only job is to tell you what we found.

No. If we suggest a specialist, an engineer or a contractor, it is because we think they are good, not because we get anything from it.

For the Remote Filter and the Buyer Condition Report up to 80m², full payment is required at booking. For larger properties, we take 50% at booking and the balance before report delivery. If access falls through on the day and we have already travelled to the property, a €75 call out fee applies. Cancellations made more than 48 hours before the visit receive a full refund of the deposit. Under 48 hours, the deposit is non refundable.

Family members, absolutely. Lawyers are welcome too, as long as the call stays focused on what we found and does not turn into a negotiation session. The debrief is there to make sure you understand the report, not to relitigate it.