The collapse of a building in Limassol that claimed the lives of two people has once again exposed the long-standing weaknesses in the management framework governing jointly owned residential buildings in Cyprus.
As discussions continue over how best to address the issue, it is becoming increasingly clear that the existing legislative framework is no longer fit for purpose. Current regulations fail to meet modern requirements and do not provide adequate safeguards to prevent serious risks from developing. Years of limited intervention have allowed problems to accumulate, creating a situation that can no longer be ignored and now demands immediate and decisive action.
The issue is not new. It has been developing over many years and has gradually evolved into a matter of public safety. Recent events, together with the growing public debate, have highlighted both the scale and urgency of the challenge, underlining the need for practical and effective solutions.
Gaps in the existing management framework
The absence of a modern, workable and enforceable framework continues to create significant challenges in the management of jointly owned residential buildings. In particular, many management committees lack the authority, resources and practical tools needed to fulfil their responsibilities effectively.
In practice, this often results in delays to essential maintenance works, difficulties in implementing necessary repairs and ongoing challenges in recovering communal charges from non-compliant property owners. The consequences are clear: gradual deterioration of buildings, a growing backlog of maintenance issues and, ultimately, the emergence of conditions that may pose serious risks to residents and the wider public.
Reform measures needed to improve jointly owned building safety
Addressing the problem requires a series of targeted and meaningful reforms. For this reason, the Cyprus Property Developers Association has repeatedly called for the swift approval and implementation of the Management of Jointly Owned Buildings and Related Matters Law 2023.
A key priority is the establishment of an independent supervisory authority to ensure transparency, compliance and effective oversight of shared residential buildings.
At the same time, the introduction of standardised management regulations would provide a clear and consistent framework for jointly owned building administration. Strengthening the powers of management committees is equally important, enabling them to carry out essential maintenance works without unnecessary obstacles and ensuring the smooth operation of residential developments.
The creation of mandatory sinking funds would also provide financial protection against unexpected costs, helping to prevent delays in critical repair works. In addition, compulsory and regular building suitability inspections should become a central pillar of any new safety regime.
Moving from awareness to action
Today, more than ever, the priority must be to move beyond recognising the problem and towards implementing solutions. Further delays are no longer a viable option. What is needed is political commitment, coordinated action and a clear timetable for delivering the reforms required.
For many years, the Cyprus Property Developers Association has consistently highlighted the challenges surrounding jointly owned buildings, putting forward practical and evidence-based proposals while actively participating in discussions with policymakers and other stakeholders.
The Association remains committed to supporting initiatives that will help establish a modern, effective and enforceable regulatory framework. Such a framework would not only protect human life and strengthen public safety but also contribute to the sustainable management, maintenance and upgrading of Cyprus’ ageing building stock.
By Mersina Isidorou, General Manager, Cyprus Property Developers Association
(Translated from a press release published by the Cyprus Property Developers Association)
The unfortunate rise in the number of AirBnB type properties is causing considerable concern to our Owners Management Committee.
The owners of this type of property have no inclination or desire to work with the committee to ensure the safety within the complex. E.g. no glass in or around the swimming pool; young children and/or non swimmers not being supervised by the parents – they all have a comprehensive list of the “Rules & Regulations” but refuse to provide their tourists with the information.
The committee has no “teeth” with which we can exert some form of control – we need something…!!!
Apologies David I’ve just been discharged from hospital.
It sounds as if your Management Committee needs something – a good kick up the rear end!
Your MC should post the rules on the inside of the front door – they are allowed to enter the units where necessary. See Owners & Management Committee rights and obligations – page 18 article 9.
Cyprus has laws that govern jointly owned property and management committees, which would be effective if there were a way to enforce them.
The problem is the judicial system. It can take six or seven years to get someone into court, and then even if you have a judgment in your favour it is by no means certain that you will get the money. Even the small claims process can take two years.
Until the judicial system is fixed, there is no use bringing in new laws because there is no effective way to enforce them.
Everyone knows how ineffective the court system is and is therefore able to flout their responsibilities without impunity.
How can a management committee bring an action if it has been starved of funds by non payers? It should be made a criminal offence that the state actions, it can then recover costs from the defendant if found guilty, but action has to be swift to allow committees to have the resoces to carry out their responsibilities.
Gerry Head
They say the new law will resolve the non-payment of communal fees. How they intend to do that remains to be seen.