The landscape of property legislation in Cyprus is undergoing significant transformation, especially regarding old, heritage, and potentially dangerous buildings. These changes aim to improve public safety, increase energy efficiency, and ensure proper maintenance of shared properties. For property owners, investors, and developers, understanding the new rules is essential to avoid fines, delays, or compliance issues.
Below is a clear breakdown of what’s changing — and how it affects you.
> Stronger Measures for Dangerous Buildings
In response to increasing safety concerns, a new bill has been introduced that gives authorities much stronger powers to act on buildings classified as dangerous.
Key provisions include:
• Local or district authorities may cut off utilities such as water and electricity if a building poses a risk.
• In severe cases, authorities may order partial or total evacuation, or even demolition when required for public safety.
• Owners who fail to comply with safety directives may face substantial fines or even criminal liability.
• Costs for emergency repairs or demolitions may be placed as a charge on the property, meaning the financial responsibility follows the property, not the owner personally.
These measures aim to eliminate long-standing risks in aging structures, particularly in densely populated urban areas.
> Shifts in Responsibility: From Municipalities to District Authorities
Until March 2025, dangerous buildings remain under municipal oversight.
Starting April 2025, however, responsibility will shift to the new District Building Authorities (EOAs), which will have:
• Dedicated budgets
• More specialised staff
• Streamlined processes for inspection and enforcement
This transition promises faster decision-making, clearer accountability, and a more unified national approach to building safety.
> New Requirements for Shared & Apartment Buildings
A new legislative framework — the Management of Shared Buildings and Related Matters Law (2023) — is expected to modernise how jointly-owned buildings are managed. For apartment blocks and mixed-use developments, the law introduces:
• Mandatory regular inspections of structural, electrical, and mechanical systems
• Clearer responsibilities for building management committees
• Stronger enforcement mechanisms for collecting common expenses
• A national supervisory body that can fine committees or owners who fail to comply
This will likely improve the long-term value and safety of multi-unit buildings across Cyprus.
> Updates Relating to Energy Efficiency Standards
In alignment with the EU’s updated Energy Performance of Buildings Directive, Cyprus is adapting its national regulations to improve energy efficiency across the building stock.
Important takeaways:
• Not all old or heritage buildings will be exempt from energy upgrade requirements.
• Listed buildings now require Energy Performance Certificates (EPCs) unless a documented retrofit plan shows that upgrades would compromise their historic character.
• Owners of older properties may qualify for EU-funded subsidies supporting energy renovation projects.
These changes reflect Europe’s broader push for greener, more sustainable buildings.
> What This Means for Property Owners and Investors
For owners and developers, the new requirements offer both challenges and opportunities:
Challenges
• Potential renovation or structural remediation costs
• Stricter compliance obligations
• More paperwork, inspections, and approvals
Opportunities
• Increased property safety and long-term value
• Access to incentive schemes for upgrades
• Enhanced transparency in shared building management
• More predictable regulations for redevelopment of older buildings
Proactive owners who act early — especially on structural assessments and energy performance — will be best positioned under the updated framework.
Stay Ahead of the Changes
The new legislation marks a major shift in Cyprus’s approach to urban safety and sustainability. As the legal framework continues to evolve throughout 2025.
If you own an older building or are considering an investment, now is the time to take action.