Cyprus is preparing to give authorities stronger powers to tackle dangerous buildings, with property owners potentially facing repair bills, fines and even demolition orders.
The proposed legislation would overhaul the rules governing unsafe buildings and give District Local Government Organisations (DLGOs) wider enforcement powers.
The move comes as local authorities warn that the scale of the problem is growing. In Larnaca alone, officials say there are 1,087 potentially dangerous buildings.
The estimated cost of making 351 of those properties safe is about €7 million.
The figures underline the financial challenge facing Cyprus as it attempts to deal with ageing and deteriorating buildings.
Cyprus property owners could face major repair costs
Under the proposed rules, buildings would be split into two categories: ‘potentially dangerous’ and ‘dangerous’.
A property showing serious deterioration or structural damage could be classified as potentially dangerous before it becomes an immediate threat.
Owners could then be ordered to appoint a qualified professional and carry out repairs or other preventive work.
Wider powers for authorities
For buildings already considered dangerous, authorities would have much wider powers. These could include sealing or fencing off the property, removing structural elements and ordering partial or complete demolition.
In serious cases, residents could also be forced to leave. Where there is an immediate risk of collapse, the proposed evacuation period could be as long as 14 days.
If an owner fails to act, authorities could cut off water supplies and request the disconnection of electricity.
They could also carry out the work themselves and recover the cost from the owner.
The bill would allow those costs to be registered as a charge against the property. Owners could repay the amount over as many as 36 monthly instalments.
Fines set to rise sharply
Some existing fines would double from €10,000 to €20,000 and from €20,000 to €40,000. New fixed penalties would include €2,000 for failing to fence off a dangerous building and €1,000 for failing to seal one.
An administrative fine of up to €40,000 could also be imposed where an owner ignores a formal notice and fails to carry out required safety measures.
The Ministry of Interior has backed the legislation. But it has made clear that responsibility for maintaining a property remains with its owner.
The message is significant for homeowners, landlords and apartment owners: local authorities are not expected to take over the cost of routine property maintenance.
DGLO funding plan proposed
While supporting tougher enforcement, DLGOs say stronger powers will mean little without the money and practical tools to use them.
Nicosia DLGO chairman Constantinos Yiorkatzis has proposed a state-backed €20 million funding mechanism.
Under his plan, the government would provide €2 million a year for ten years in loans to DLGOs.
The organisations could use the money to carry out urgent works and recover the costs from property owners. The funds would then be repaid to the state at a low interest rate.
Yiorkatzis also called for closer co-operation between the Ministry of Interior and the Deputy Ministry of Social Welfare.
That would be particularly important where vulnerable residents have to leave unsafe homes and need emergency support.
The debate highlights a difficult balance for policymakers. Authorities want owners to meet their responsibilities, but some owners may simply lack the funds to make major structural repairs.
Could Cyprus introduce a ‘MOT’ for buildings?
Regular building inspections are also emerging as a major part of the debate.
The Cyprus Association of Civil Engineers has backed inspections similar to a ‘MOT for buildings‘. The Cyprus Association of Valuers and the Property Developers Association have also supported periodic checks and state assistance for repair costs.
Valuers have warned that potentially dangerous buildings could number in the thousands across Cyprus.
For the property market, the implications could be significant.
Regular inspections could expose previously unidentified defects and bring major repair liabilities into sharper focus. That could affect property values, transactions and the willingness of buyers to purchase older apartments.
The issue is particularly complicated in jointly owned-buildings. A small number of owners can block essential works, leaving other owners exposed to the consequences.
Mortgage lenders and buyers could also face uncertainty where a property is subject to a mortgage and authorities need to intervene.
The valuers’ association has called for clearer rules on how the government and DLGOs can act in these cases.
The Cyprus Property Owners Association (KSIA) has welcomed the direction of the legislation but said owners must have practical ways to finance improvements.
Safeguards before demolition demanded
MPs have also raised concerns over public buildings, schools, legal challenges and the treatment of owners who comply with the rules.
One key question is whether responsible owners could end up paying for neighbours who refuse to co-operate.
MPs warned that the current system can result in legal proceedings involving all owners in a building, even where some have done everything required of them.
Public buildings are another concern. MPs questioned what would happen if a government building or school were declared dangerous, particularly where it lacks a certificate of suitability.
There are also concerns about legal challenges to evacuation and demolition orders.
Some MPs have argued that court orders should be required in certain circumstances, alongside a clear mechanism for owners to challenge decisions.
The government now faces pressure to strike a balance between faster enforcement and proper legal safeguards.
Interior Committee chairman Aristos Damianou said the different proposals from the Legal Service and DLGOs should be worked through by the Ministry of Interior.
The issue is expected to return to the committee towards the end of September, with MPs signalling their intention to move towards a swift vote.
For Cyprus property owners, the direction of travel is becoming clear: ignoring serious building defects could soon become considerably more expensive.
