Rules governing the autonomy of heating

New objections to the rules at issue relating to the autonomy of heating in apartment buildings, issued a statement expressing of the Hellenic Property Federation. It notes that the implementation of the amendment of Article 39 of the recent Law. 4447/2016, it is practically impossible and legal implementation and operation since:

1. The contested provision does not specify what the "independent heating units" which can be installed without permits and approvals etc. In apartment blocks apartments. Therefore everyone who has in his apartment located 1-2 conditioner, or a simple fireplace or a wood stove, it may well be argued that this is ostensibly "independent heating unit" and claiming exemption from participating in communal heating costs.
2. This provision nowhere states that anyone who has an "independent heater" relieved of its obligations to the co-ownership with respect to the central heating costs. Therefore, when the central heating is obliged to participate in planned spending.
3. The provision does not provide for any general meeting decision process or even update management for the "independence" of any of the central heating property. It becomes quite problematic and questionable at any time the distribution of communal heating when people will be able to claim and assert anytime even "retrospective independence" of their properties.
4. This provision shall not abrogate the rules and regulations of the building, why, all those who live In these, it is both legally and de facto obliged to respect. Building without rules literally means "jungle".
5. The independent heating attempting to enshrine this provision, it is neither economical nor greener way of heating to "primed" by the state against the social cohesion of apartment buildings, and especially against their economically weaker tenants.

Replacement of objective values of real estate from commercial rates

The big bet of the Finance Ministry for 2017 is to replace the objective values ​​of real estate from commercial rates.
Discussed at least five years but so far even after the reduction was made at the beginning of the year the "gap" between objective values ​​and commercial values ​​remains open and in many areas the objective prices higher than the market even more than 50%. The Special Commission discussions on replacing the objective values ​​of a commercial pricing system continues round obstacles.
Factors to be able to know, at least consider the unlikely target set with the updated Memorandum of work completed by June 2017. The Finance Ministry wants to create a new objective value system which will replace the existing one. It will indeed provide terms "adaptation" of the tax authorities in the securities market data so that there again "gap" between the theoretical values ​​and those prevailing in the market. Each time you change the commercial real estate prices will change and prices taking account of the tax authorities on the taxation of real estate.
Apart from the area values ​​should be redefined, changes will be made and the marketability rates, which now have nothing to do with the new reality that has developed in the market. The decrease in objective values ​​is almost certain to lead to an adjustment downwards of existing tax breaks for first-time buyers and will also affect the scales parental benefits, inheritances and donations. For example, currently valid tax exemption for the acquisition of primary residence objective value 200000-250000 euro. A reduction of the objective values ​​of 20% are expected to bring about a corresponding reduction in the above allowance.



Properties: Small is smart ...

Large houses are overwhelmingly difficult to sell because of the crisis and tax and this well-know buyers who make very low bids, with the expectation that the vendor is in dire straits.
Properties: Small is smart ... -The advantages
As the recession continues to decrease incomes, maybe it's time to rethink some basic assumptions about lifestyle. Years ago we said that "big house is beautiful." But today the idea "small is smart," prevails.
The luxurious large houses is overwhelmingly difficult to sell because of the crisis and tax and this well-know buyers who literally make very low bids, with the expectation that the vendor is in dire straits and in great need of cash.
The multiple and complex taxation of real estate and especially those with large surface, the exorbitant maintenance costs, enforcement documents, the recessionary environment and rising unemployment, forbids the acquisition of a large, albeit much cheaper, compared to a few months or years ago, the house. So the "small" starting to gain many points in the preferences of the Greeks.
We present you the seven advantages of small houses:
1. Equipment - furniture: Have you thought about how much money should be spent to fill a big house? Conversely, smaller homes "fill" with much less money.
2. Economy: Do not get me wrong, but the large rooms can be beautiful, but if I get awe thinking how much money is needed for heating and cooling bills. A small home means lower energy bill.
3. Taxes: property taxes due absorb a significant amount of income. Big house means more often than more taxes.
4. The good of the family home: When I was a kid, my brother and I shared a bedroom. The years of our "Living together" today we tied at 40 still remember our evening confessions.
5. Design: Small houses, encourage decorating driven intelligent design.
6. Maintenance Costs: The larger homes have higher maintenance costs than a smaller one. Just think how much money they will ask for a house painting 150 sq.m. and how much for 100 sq.m.
7. Decrease cost: Smaller homes can acquire or rent one, you should pay less.


Insulation (important factor in Ecological Construction)

Insulation (important factor in Ecological Construction)
Nomads in the beginning, villagers - growers then bourgeois apartment owners more then until the beginning of this century, people followed the following strategy to overcome the cold, in homes that they made:
Only heats a room with a stove or a fireplace. There they spent most of their time and when it came time to sleep, those who could fit not to sleep near the hearth heat, used and adjoining unheated rooms, which were covered with heavy leather or wool quilts.
Farmers had a complementary strategy. Incorporated, usually at the northern floor plan of the house, a shed or a barn and thus create a buffer area in contact with the main housing area, which helped to achieve better thermal comfort conditions. The walls of these buildings were not adequate thickness (much larger current), so the rate of lag was much better than today.
In a stone wall of 60 and 80 million. The heat or cold, respectively, "entered" into roughly two or three times a year, compared with a current of 10 or 20 cm. Brick wall with light insulation!
Regular treatment of heat was about equivalent and epitynchaneto and using DIY (wind chimneys, Calafate, awnings, canopies, pergolas etc.)
But all were upset, first after the 2nd World War, which led millions of people to flock in large urban centers (for security reasons) and seek shelter in a multi-story (and often well-built buildings!) and then, immediately after the oil crisis of 1973, that put for the first time in light-hearted humanity, dilemmas about saving energy and the depletion of resources of land.
At the 1974 show, and then the first thermal regulations in European countries (France, Germany) in order through proper insulation of buildings energy efficient. In Greece, the debate starts in 1979 (a lag of five years, so good on!) And on 04.07.1979 (Government Gazette 362) necessary thermal insulation of all new buildings. Gradually, in the mid-80s, Europe discovers, (massive !!) and another component in addition to the insulation, which is the Sustainable Architecture.
This teaches us not only thermally insulated homes, but also to properly oriented relative to the sun (winter and summer) and with the prevailing winds. Finally in the late 80s, Europe, putting and another last component, which is none other than ecological building, who simply tells us that: "what is the point to save energy when the materials (insulating Fr. .g.) used is carcinogenic for residents users of a building.
How  the heat loss of a house created
A closed space heated radiates heat to the colder environment around him. Simultaneously, the heat escapes from the casing defects. These losses must be treated in various ways insulation. Beware that by blocking cracks and reducing unintentional air infiltration should not prevent the necessary ventilation of the house. For the health of users, it is necessary to renew the air inside a house.
A proper thermal insulation requires approximately 2-5% of the original building construction cost can save up to 50% of the heating operation costs.
Advantages and disadvantages of different insulation techniques
     The walls can be insulated with four main techniques:

A) From the inside part thereof.

In this case the insulating material is placed on the side of the interior and is protected by a solid structural material that operates as the coating.This method of insulation has the following results:

  1. It has limited construction time
  2. It is a cheaper solution than the external insulation
  3. No particular protection of insulation from external influences.
  4. It has simple construction
  5. Heated very quickly the site
  6. The structure can be made independently of the outside weather conditions.
The thermal insulation of the walls from the inside has the following drawbacks:
  1. Limited internal space
  2. The space is cooled very quickly. Gather dust the heat capacity of the outer wall.
  3. It solved the problem of thermal bridges.
  4. The structural elements at risk of contraction and expansion due to temperature changes. Danger of cracking and rainwater inflow.
  5. There is little problem in arranging the electrical installation.
B) From the outside the place
In this case the insulation is placed on the outside of the wall. With this construction the following advantages appear:
  1. The area retains heat after stopping the heating by the heat capacity of the walls.
  2. Especially in the southern areas of the buildings kept the heat from the solar heat gain is stored because the heavy interior walls.
  3. Not prevent the smooth operation of the interior during the construction of the internal insulation.
  4. It reduced usable living space.
  5. The outer surfaces of the walls protected by the contractions and expansions.
  6. Ensure coverage of thermal bridges especially on concrete slabs on the beams and columns.
The disadvantages of this technique are:
  1. The construction of the outer insulation is more expensive than in the thermal insulation of the inner side wall.
  2. It is not very easy to application of external insulation where the walls have many architectural projections.
  3. There inapplicability of external insulation in buildings with strong external morphological interesting facets.
  4. Scaffolding required for the construction work in high-rise buildings.
  5. You need special protection of materials of various layers for protection from external weather influences.
C) Insulation using special bricks.
In this case the wall is built with special insulating bricks with their construction, their shape, size, etc. Should ensure the thermal permeability coefficient K values ​​imposed by thermal regulation. If required to increase the coefficient insulating added in some cases are inherently embedded in the heat insulating brick. This construction presents many advantages but should be ensured by proper construction of coatings proper tightness as not to moisten the mass of insulating bricks.
D) Thermal insulation in the core between two walls.
Is insulation installation method used much in our country. Usually the insulating material is placed between two rotors walls and this is probably the main drawback of the method. ie ensure the insulation, but it is certainly sufficient to ensure the static strength of the system and particularly the strength required by the seismic regulation. The construction of this type of insulation can be improved even if generated in the worst case thermal bridges of the construction of the cement rings.
Properties of insulating materials
Thermal conductivity:
The thermal conductivity coefficient is not a fixed size, but a linear function which increases with temperature. Usually, characterized by an average value. The thermal conductivity is adversely affected by moisture, which is easily explained if we consider that the thermal conductivity of water is 0,57 W / mk, i.e. much greater than that of the stationary, dry air. The values ​​of thermal conductivity coefficients provided by various companies usually apply with a tolerance of 5 to 10% depending on the type of material. This increase takes into account measurement errors and unevenness of most insulating. In practice, construction, thermal insulation materials absorb moisture than using vapor barrier. Also due to their properties and method of manufacturing the more insulating materials deteriorate due to mechanical interdependencies and temperature changes. Thus altering the original balance of solid and gaseous components. Despite the research done in this area, the aging mechanisms of thermal insulation materials remain big unknown. What is certain is that the thermal conductivity coefficient always increasing and never decreases.
The resistance factor to water vapor diffusion (m):
As already mentioned thermal insulation materials must be and remain dry. This is most easily achieved larger resistance exhibits a material in water vapor permeation and defined by the dimensionless coefficient of resistance to water vapor diffusion s. This rate is relative dimensionless and gives whether greater the resistance to vapor diffusion a layer of the material relative to the a thickness of air layer. So the smaller is the coefficient, the more sensitive is a material moisture.
Mechanical strength:
The mechanical strength required for a structure determines the insulation system to be used. Thus, materials with high mechanical strength can be used as self-supporting, but a lower resistance may be placed in a carrier matrix and other very small as fillers. The compressive strength is a key size on heat insulation of floors. It should be noted that in many cases it is useful and knowledge of intermediary deformation until rupture of some charges, which do not damage the material, but they can create excessive strain on alleged evidence or investments. In many cases they need information about the strength of the material in bending or tensile. This is especially needed in internal thermal insulation of floors with large openings or self-supporting structures are strained by the weather.
The dimensional stability:
In thermal insulation board made by thermal processes can change the nominal dimensions in the cooling step and the situation deteriorate due to aging. This can be avoided by artificial aging during the production phase in order to stabilize dimensions. Large temperature changes result in an appreciable linear shrinkage in all solid insulation materials. Finally some insulating materials have large expansion coefficients, which must take account of the manufacturer when fitting. Still need to be checked and the tolerances may have the dimensions to control their behavior.
Resistance to fire:
The behavior of thermal insulation materials in the fire may have an immediate economic impact. Overall, despite the increased costs, increasingly used thermal insulating materials which do not ignite or at least difficult to ignite or moderate. Generally the best behavior to fire foam glass, fibrous materials, perlite etc.
The specific gravity:
The specific gravity is further useful property because even in the same class of materials can a lighter material have poorer thermal insulation properties than heavier because it is larger and denser cells.
The ecological insulating materials
First ecological considered those thermal insulation materials, covering the following:
a) They do not require much energy to produce them.
b) they are recyclable
c) Do not pollute the environment during their production.
d) contain toxic / carcinogenic pollutants dangerous to human health and do not emit such pollutants during their implementation and to their destruction.
Thermal insulation materials can be found in the Greek market
1) Extruded polystyrene
- from non-renewable energy source (hydrocarbons)
- Gray energy (energy of the output) 450 KWh / m3, to 850 KWh / m3
- Contamination: Leakage of toxic volatile gases in the environment, such as CFCs (chlorofluorocarbons) and pentane (deplete the ozone layer and enhance the greenhouse.
- Non-recyclable
- Health effects: Escape styrene in the atmosphere (neurotoxic substance implicated in carcinogenesis). In case of fire, produce toxic brominated gases, because of the substances contained in fire retardation. Develop strong electrostatic fields. No possibility of transpiration of the building.
2) Polyurethane
- from non-renewable energy source.
- Gray energy: 1.000 KWh / m3 up to 1.200 KWh / m3
- The HCFC which replaced the CFC also implicated in the destruction of the ozone layer
- Non-recyclable
- Health effects: The isocyanates derived from a complex manufacturing process based on chlorine, release into the environment (interior and exterior of the building) amines, substances particularly dangerous for people. If no fire produced cyano, terrible substance toxic.
- No possibility of transpiration of the building.
3) Glass wool / rock wool
- Non-renewable (except glass) but come from abundant materials in nature (sand, basalt, etc.).
- Gray energy: 150 KWh / m3 to 250 KWh / m3.
- Primary infection: Only production units (because of the CO2 carbon dioxide) and during transport.
- Health effects: The I.A.R.C. (International Center for Cancer Research) under the World Health Organization classifies the potentially carcinogenic materials !! that affect humans through the respiratory tract. Unlike asbestos fibers, the fibers of these materials are not segregated in their length, but any break in the mass under I.A.R.C. their hazard lies in their dimensions (length greater than 5 micron and a diameter less than 3 micron.
In Germany banned their use in public buildings and smaller works are allowed only when completely sealed !!
The I.A.R.C. also points to the risk of respiratory infections, laryngitis, pharyngitis, etc. in countries where these materials are applied.
Moreover, the binders used and are based on formalin urea, releasing large amounts of toxic formaldehyde.
4) Perlite
- Non-renewable source, but with high availability in nature.
- Gray power: 230 KWh / m3
- Partial recycling.
- Health effects: Perlite (volcanic origin), does not release toxic substances during use.
- But be careful in its usage in complex structures with silicones and polyurethane !!
- Also in case of fire does not release toxic gases.
- General proposed as a good heat insulator.
5) Eraklit (Heraklith)
- Acceptable material
- Renewable in this wood wool, less for the magnesite.
- Gray energy: Requires less (but still adequate) energy production, less however, other materials.
- Important that Greece is a country of magnesium producer !!
- Easily recyclable.
- Health Effects: All materials which belongs the Eraklit present no problems for the health of residents of a building. They burned difficult fire and do not release toxic substances. Show little, but conductivity in electric fields due to the cement (which is why I insist on proper earthing of concrete reinforcement).
In Europe there are 3 Materials: the Heraklith, the Fibralith, and the Eco-lith. In Greece we have unfortunately only the first
5) The expanded cork
- Renewable source.
- Gray energy: Low energy consumption for the production of 80 up 90 KWh / m3
- Recyclable, 100%.
- Health effects: Absolutely friendly and healthy. But be careful because some manufacturers use during placement, synthetic glues containing formaldehyde !! Therefore always seek certificates in accordance with the relevant European Union regulations.
- Unfortunately far more expensive than other materials. (Always, I wondered, why Greece does not promote a policy of planting fellodendron, which belong to Portugal today of quertus - Oaks family. Produces 70% of EU needs ...)
Having worked several years in France and having design buildings and in Switzerland and Northern Italy, always wondering why in Greece can not find these exquisite and ecological thermal insulating materials, which can be easily found in all other European countries :
1) Linaromallo
2) Roller coconut fibers
3) Insulating roll of cotton residues (ISO COTTON formula)
4) Matting (sheets and strip), and finally
5) Expanded (granular) Clay
All five above materials, cost little, are 100% recyclable, and 100% environmentally friendly and human. Also, Greece has and flax and cotton and clay. but it does not yet have the appropriate market and even worse the opinion makers Greek engineers ignore, even tragic dimension of ecology in the materials used in their construction ...
 Our partner K. Tsipiras Civil Engineering


Properties: The Five Sins

Properties: The Five Sins

If you think the real estate market there are "deadly sins" make a big mistake. We tried using the expert opinion to the record, and voila!
Sin 1: stock market Mentality
Thousands of people facing property as stock game. They expect to get rich relatively quickly. The real estate market only for short-term investment often is a big risk!
If you buy property and hold it for 15 years or more, chances are that you will gain. If you buy a property to earn in a year, chances are that you will lose money. Investing is much like surfing ... If you do not know how to handle it, you will drown! So we should abstain? No! You can find opportunities in any real estate market. You can find a low lending rate, interest rate will increase your cash flow, so that when the value falls to be covered. And if you hold a stock in cash, will not worry if markets fall after a long run, buying real estate almost always go up.
Sin 2: Investing without knowing
People constantly make the same mistake: buying blindly based virtual advice or having complete lack of education. The real estate is one of the few investments where the risk is inversely proportional to knowledge. The knowledge of the techniques in real estate investment, financing, acquisition, negotiation and, of course, the local market, periorzei investment risk.
Sin 3: Fluid
Any professional property manager follows a rule: the fluid.
To stay in the property market in the long run, you should have cash reserves. In the real estate market being fluid makes everything easier. If you can manage the bad moments, everything will pay property profits. When you have a sufficient cash reserve, will act rationally. You can afford a declining market. You can afford to stay xenoikiasto not take the honor. It is completely different management conditions in the absence of cash.
Sin 4: Greed
You need to be realistic about how much profit you want to dispose of. If there is a possibility for profit 20,000 euros from an investment you can not expect to make 100,000 waiting for a better offer.
Sin 5: Dealing with real estate as a business
People are lured to real estate because of the gains of the past. But this is one aspect. The reality is that in good times an investment to mature takes about five years.


Fall in property prices in the first half

Fall in property prices in the first half

It continued in the second quarter of the decline in property values resulting from the beginning of the year prices have fallen by 7%.
According to data from the Bank of Greece, in the second quarter of this year apartment prices declined by 2.7%, following a decline of 4.7% recorded in the first quarter.
Specifically, the reduction of price in the second quarter of 2016 relative to the first quarter of 2015 were 3.3% for the new partitions (age up to 5 years) and 2.3% for the old (over 5 years ).
Based on the revised data for the first quarter of 2016, the corresponding reduction in the prices of new apartments stood at 5.3% against 4.4% of old, while for the whole of 2015 the prices of apartments fell at an average annual rate 5.5% and 4.6% respectively.
Analysis of data by geographical area shows that the reduction of the compartments values ​​in the second quarter of 2016 relative to the first quarter of 2015 was 2.4% in Athens, 4.0% in Thessaloniki, 3.5% in other cities and 2.0% in other regions.

Source: Newsroom DOL, with information from ANA-MPA

Interview on TV station alfa tv

The Real Estate office in a responsible commercial director Gerasoudi Alexander was interviewed at alfa tv on August 26 with 2016 the journalist Elena Sokou. The interview revolved on many issues of land, as well as the brokers sector, the real estate and comprehensively economy of Alexandroupolis, since our city is a great city, with universities.From the debate could not miss the question every occasion comes to the surface, whether there is buying interest in the housing market and how prices are set. Mr. Gerasoudis Alexandros mentioned in a recent statistical analysis of the database alexpolis-akinita. The Real Estate ALEXpolis akinita thank the ALFA TV, to honor the invitation and the opportunity given to us to inform people about the real estate market issues

Published in the Official Gazette the decision of the Bank of Greece

Published in the Official Gazette the decision of the Bank of Greece, which amended and supplemented the Code of Conduct for the management of non-performing private debt.

The Code of Conduct sets a clear framework and general principles of conduct for both the lending banks and for borrowers, with the aim of finding solutions or setting a definitive debt settlement delay, taking into account the possibilities and peculiarities of each borrower.

Technological advances bring upsets in the future real estate market.

Technological advances bring upsets in the future real estate market.

Modern office buildings, explosion of e-commerce has a chain reaction in warehouses and retail outlets, remodeling areas due to the penetration of technology in everyday life, development of new housing and settlements will be in the coming years the challenges in the global real estate.

Besides, already seen rapid developments in the commercial property sector, but also in housing because of lifestyle change. For example, in Greece the lack of modern office space with all the technological "goodies" (lines for fast internet access, electronic security systems, etc.) substantially removes large multinational or reduces the rents given.
However, both in advanced countries and in the Greek market already significant twists in the real estate industry because the technology "scans" everything. Exemplifies the great rise of e-commerce has led thousands of square meters of shops in ... unclaimed. Companies operating in the sector are in a single office and some stores for products that have to serve their customers without having to hire a good "window" in crowded areas. Besides, the best "showcase" is now considered the internet.
Also in the supply chain sector (logistics) change the data and created "smart" warehouses and offices, with systems that inform about availability, where the products are located, when there may be supply etc.
Soon ... us of the real estate company Knight Frank Research analyzes five technological achievements that could change everything in real estate. Five things is not far from becoming reality.
- The first is the use of robots who will do specific tasks in offices, from printing to security services or to connect to an employee who is at home and does not require physical presence. This element would reduce the need for large offices but would require storage areas for the robot.
- The second is the development of electronic commerce in conjunction with the "smart" homes. The refrigerator e.g. giving information on product shortcomings, propose shopping list and a "click" will be the order online. This scenario would boost the supply chain and would pave the way for the development of "smart" business premises.
- In research that do business abroad came the idea of ​​using drones (unmanned aircraft) for such transfer certain products or for other tasks.
- Also, the three-dimensional prints could be used to produce parts that would create other factories and reversals in the supply chain.
- Finally, a big change in everyday life is expected to bring the use of computers to cars. Drivers will be able to have information on everything to communicate with other drivers, to learn about traffic conditions to facilitate their movements etc.
- This would offer better quality of life, enabling upgrading pedestrian areas, trade facilitation and general improvement of conditions that would attract people to live and work there.
If the plans in Greece all resemble science fiction scenarios, in cities that are business or attracts people who want to live there have begun and are such plans. "Smart" buildings built around the world, changing the way of life of hundreds of thousands of people.