I came across the following article in philenews. Initially I thought it was an April fools, but as it comes from a reliable source, must be accurate.
And having checked further, it is accurate and not fake news!
In essence the article is about a draft bill that’s been issued for public consultation. If approved by parliament, it would allow property owners in Cyprus who have built without approved building permits to have those buildings legalised, provided they meet certain technical and regulatory requirements.
Furthermore, the draft bill would also apply to buildings currently under construction – or even those yet to begin – until the legislation is formally examined and approved.
In most civilised countries, building without proper authorisation leads to immediate enforcement and, if necessary, demolition. The rule of law is clear: compliance is expected, and violations carry real consequences.
Yet this is Cyprus, where too often the opposite message is sent. Instead of accountability, we see leniency and instead of deterrence, we see tolerance. And instead of consequences for wrongdoing, we too frequently witness a system that rewards those who ignore the rules, which undermines fairness for everyone who follows them.
The initiative has been prepared in collaboration with the Cyprus Scientific and Technical Chamber (ETEK), with eligibility dependent on complying with structural integrity, energy performance and building services standards.
Conditions for legalisation
Under the proposed framework, buildings must meet a range of requirements to qualify. These include compliance with planning permission rules and technical standards that were in force at the time construction was completed.
Property owners will need to demonstrate that their buildings meet standards relating to:
- Structural stability
- Energy performance
- Electrical and mechanical installations
- Fire safety regulations
- Accessibility requirements
If full compliance with accessibility or fire regulations is not possible, the appointed engineer must submit a formal technical report explaining the limitations and proposing alternative safety measures.
Inspections required before approval
The draft legislation requires a full visual inspection of the property’s structure and infrastructure. Engineers must confirm that no serious damage, deterioration or safety risks are present that could make the building dangerous.
Owners must appoint qualified professionals to prepare technical assessments covering:
- Structural adequacy
- Fire protection compliance
- Accessibility standards
- Energy efficiency performance
- Mechanical and electrical systems
Certification from the Cyprus Electricity Authority confirming inspection of the electrical installation will also be required.
Limited window for applications
According to the Ministry of Interior, the legalisation process will be available only for a limited period, expected to range between 18 and 36 months. Applications submitted during this period will allow authorities to issue a building permit and approval certificate, which will also be recorded on the property title.
Fees for retrospective permits will be calculated under existing regulations but are expected to be charged at double the standard rate.
Buildings excluded from the scheme
The proposal makes clear that the legalisation pathway will apply only to buildings completed before the new law comes into force. Any new construction carried out after the law is approved without proper permits will remain subject to enforcement measures.
Certain high-importance structures, classified under Eurocode 8 as Category IV buildings, will not be eligible for legalisation.
Impact on the Cyprus property market
Industry experts suggest the proposed legislation, which is titled the Roads and Buildings Regulation (Amendment) (No.2) Law of 2026, could help resolve long-standing issues affecting property transfers, mortgage approvals and investment decisions where planning irregularities exist.
However, critics argue the measure could encourage further unauthorised construction during the period before the law is enacted, as developers rush to complete projects that may later qualify for legal status.
The consultation process is expected to last one month before the draft law proceeds to parliamentary review.
British English legal translation of the draft law
- The principal Law is amended by the insertion, immediately after section 4C thereof, of the following new section numbered 4D:
Special provision regarding applications for a permit in specific cases
4D. (1) Notwithstanding the provisions of this Law or of any Regulations issued thereunder, in the case of a building which has been erected without first securing a permit, in contravention of the provisions of section 3 of the principal Law, and where construction works were completed prior to the date of entry into force of the present amending Law, an application may be submitted for the granting of any permit which the competent authority is empowered to issue under the provisions of the principal Law, provided that:
(a) the building does not fall within Importance Class IV, in accordance with Eurocode 8, Part 1;
(b) a planning permission has been issued for the erection of the building pursuant to the Town and Country Planning Law, reflecting the building as constructed on site;
(c) at the time of construction of the building, the owner of the plot complied fully with all legislative requirements in force at that time in relation to:
(i) the energy performance of the building;
(ii) structural adequacy; and
(iii) the electrical and mechanical installations of the building;
(d) the owner of the building appoints a suitably qualified designer or designers to prepare and submit to the competent authority a study relating to:
(i) the assessment of the structural and constructional adequacy of the building at the time of its construction;
(ii) the assessment of the accessibility and fire safety condition of the building;
(iii) the assessment of the condition of the electrical and mechanical installations at the time of construction of the building; and
(iv) the assessment of the energy performance of the building at the time of its construction.
(2) The owner of the building shall appoint a designer who shall carry out an inspection of the building and issue a Building Inspection Certificate confirming the present condition of the building, including safety in use and accessibility, fire protection measures, and whether the building shows deterioration, damage or defects which render, or may render, the building dangerous or in need of repair.
(3) The owner of the building shall appoint an Electrical Engineer Designer to inspect the electrical installation of the building and issue an Inspection Certificate confirming the current condition of the electrical installation.
(4) The owner of the building shall appoint a Mechanical Engineer Designer, who shall carry out an inspection of the mechanical installation of the building and issue an Inspection Certificate confirming the present condition of the mechanical installation.
(5) The Minister, following consultation with the competent authorities and the Cyprus Scientific and Technical Chamber (ETEK), shall determine by regulatory Order published in the Official Gazette of the Republic the scope of the inspection, the format of inspection forms and the form of the Inspection Certificates issued by the designer following the inspections referred to in subsections (2), (3) and (4) of this section.
(6) The designer appointed by the owner of the building shall submit electronically to the competent authority an application for exceptional licensing of the building, pursuant to the provisions of section 3 of the principal Law, accompanied by the following documents, certificates and information:
(a) A copy of the Planning Permission issued under the provisions of the Town and Country Planning Law, where required:
Provided that, where the building is included in a general or special development order, instead of planning permission, drawings and a study prepared by a designer shall be submitted certifying that the planning characteristics of the building comply with applicable planning requirements.
(b) Confirmation from the Electricity Authority of Cyprus regarding the date of inspection of the electrical installation and supply of electricity to the building, or, in exceptional cases where this is not possible, other certificates, documents, data or confirmations acceptable to the competent authority verifying the date of completion of the building works.
(c) A study assessing the structural and/or constructional adequacy of the building at the time of its construction, as required under subsection (1)(d) of this section, as well as studies relating to fire protection and accessibility.
The competent authority shall require compliance of the building with the requirements of the Fire Protection Regulations (Regulation 61IA – Annex IV of the Streets and Buildings Regulations). Where full compliance with the Fire Protection Regulations is not feasible, the designer shall submit to the competent authority a report as provided for under Regulation 61IA(3). In the event of disagreement between the designer and the competent authority regarding compliance with Regulation 61IA, the matter shall be referred to the Technical Fire Protection Committee, as provided under Regulation 61IA(6)(b), which shall advise the competent authority.
The competent authority shall also require compliance with the Accessibility and Safety in Use Regulations (Regulation 61HA – Annex III of the Streets and Buildings Regulations). Where full compliance is not feasible, the designer shall submit to the competent authority a report as provided for under Regulation 61HA(3). In the event of disagreement between the designer and the competent authority regarding compliance with Regulation 61HA, the matter shall be referred to the Technical Accessibility Committee, as provided under Regulation 61HA(6)(b), which shall advise the competent authority.
(d) The Building Inspection Certificates as provided for in subsections (2), (3) and (4) of this section.
(e) A valid Electrical Installation Suitability Certificate.
(f) A study prepared by an Electrical Engineer Designer confirming that the electrical installation meets the requirements applicable at the date of completion of the building works, as required under subsection (1)(d) of this section.
(g) A study prepared by a Mechanical Engineer Designer confirming that the mechanical installation meets the requirements applicable at the date of completion of the building works, as required under subsection (1)(d) of this section.
(h) A study prepared by a qualified expert, as defined under the Energy Performance of Buildings Law, confirming that the building complies with the energy performance requirements applicable at the date of its completion, as required under subsection (1)(d) of this section.
Provided that, where a designer or designers confirm that maintenance, restoration or repair works are required, the application submitted to the competent authority for the issuance of a Building Permit under this section shall be accompanied by a study covering the required alterations or repair works.
(7) The competent authority shall examine the information, documents and certificates submitted with the application to ensure that the requirements of this section are satisfied, including confirmation that the building benefits from planning permission and that the works for which the application is submitted comply with the legislative provisions and regulations in force at the date of completion of the building:
Provided that the review carried out by the competent authority shall be limited to matters falling within the scope of this section and this Law and shall not extend to matters governed by other specialised legislation.
(8) Where the competent authority is satisfied that the requirements set out in this section have been met, it shall issue a Building Permit under this section together with a Certificate of Approval with notes, in accordance with the provisions of section 10B of the principal Law:
Provided that the Certificate of Approval with notes shall specify that it is issued on the basis of the requirements applicable at the date of completion of the building, including the date of completion of the building:
Provided further that the Certificate of Approval with notes issued under this section shall be transmitted to the relevant District Lands Office and shall constitute a requirement by the competent authority for the registration of a note on the updated title deed stating that the permit has been issued under the regulatory framework applicable at the date of completion of the building.
(9) The fees payable for the issuance of the Building Permit and the relevant Certificates shall be calculated in accordance with the provisions of Regulation 62 of the Streets and Buildings Regulations, as amended or replaced from time to time, and shall be multiplied by two in order to cover the increased administrative costs associated with the exceptional handling of such application.
(10) In cases where buildings consist of more than one independently functioning unit, an application for a Division Permit shall also be submitted simultaneously in accordance with the provisions of section 3(1A) of the principal Law.
(11) An application to the competent authority under this section may be submitted within:
(a) eighteen (18) months from the date of entry into force of this Amending Law, where, prior to that date, planning permission had been issued for the building concerned in accordance with paragraph (b) of subsection (1) of this section;
(b) thirty-six (36) months from the date of entry into force of this Amending Law, where an application for planning permission has been submitted within six (6) months from that date for the building concerned in accordance with paragraph (b) of subsection (1) of this section.
(12) Upon expiry of the time limits referred to in subsection (11), the competent authority shall take the measures provided for under sections 20 and 21 of the Law regarding the erection of a building without prior permit, as well as, at its discretion, the measures provided for under sections 15, 15A and/or 15B.
Public consultation
The Ministry of Interior invites all interested parties to submit opinions and/or comments electronically through the e-Consultation platform, no later than Monday, April 20, 2026.
Details may be found at Ministry of Interior – Central Administration (login required.)
Not that many of us don’t already know, this merely confirms that Cyprus is in effect a lawless society with at best a pick-n-mix system of enforcement depending on who you are and the tog rating of importance determined by the authorities of the offence committed.
To coin the oft-quoted phrase, “This is Cyprus.” And indeed it is.