Bill under discussion in the House of Representatives (last committee session: September 2026). Not yet law. A transition period of up to two years has been proposed. This page is updated as the bill progresses. Last updated: October 2026.
The New Jointly-Owned Buildings Law: What Cyprus Developers Need to Know
Cyprus has around 30,000 jointly-owned developments with roughly 200,000 residential units — and a framework for managing them (CAP 224, Section 38) that everyone agrees is outdated. Developers themselves have called for reform. A new bill now before parliament rewrites how jointly-owned buildings are managed, supervised and funded.
For property developers, the most important change is simple: the phase between handover and title deeds — the phase the developer usually manages — becomes regulated and supervised.
What the bill introduces
- 1
Management committees, much earlier
Today a committee is formed after the building is registered with the Land Registry. Under the bill, a valid building and subdivision permit is enough — meaning a committee must exist essentially from the moment residents move in, years before title deeds.
- 2
A register and an overseeing authority
Jointly-owned buildings and their committees will be registered, with district local government organisations (EOAs) responsible for supervision — unpaid communal fees, missing insurance, poor maintenance, committees never formed. The state platform is planned to link to Land Registry data and the Ippodamos system.
- 3
A mandatory reserve (sinking) fund
A reserve fund for unplanned repairs and maintenance.
- 4
Broader compulsory insurance
Beyond today's fire, lightning and earthquake cover: explosion, flood and water leakage, with cover at the building's replacement value, plus public liability insurance for the committee.
- 5
Fee-clearance certificates on resale
A unit cannot be sold while communal fees are outstanding — the committee certifies that fees are paid.
- 6
Transparency for fees collected before title deeds
Including the long-standing complaints the bill targets: fees paid to developers with unclear calculations, and developers not paying fees on their own unsold units.
What this means for a developer
Until the committee takes over, the developer is the building's de facto manager. Under the new framework that role comes with obligations: form the committee early, charge and document communal fees transparently, pay fees on unsold units, maintain the required insurance, build up the reserve fund, and issue clearance certificates when units resell. For developers running this phase on spreadsheets, each of these is a new audit trail to maintain by hand.
How Tektor prepares you — live today
Tektor's MANAGE module already covers the core the bill cares about:
- Service charge billing per unit, with issue history and payment status — the transparent fee trail the bill demands.
- A buyer portal in English, Greek and Russian where every owner sees their unit, charges, receipts and documents — transparency by default, not by request.
- Maintenance requests tracked from report to resolution — documented upkeep.
- Announcements that reach every resident of a building at once.
On the roadmap for the law's entry into force
Reserve-fund ledger with building expense categories and balance; insurance registry with expiry alerts; one-click fee-clearance certificate per unit; an export pack for the EOA register. Designed and scheduled to ship before the transition period ends — tell us how you want them to work.
Get the Developer Readiness Checklist — and a notification when the law passes.
Frequently asked questions
When will the new jointly-owned buildings law come into force?
It is not yet law. The bill is under discussion in the House of Representatives (last committee session September 2026), and a transition period of up to two years has been proposed. The exact entry-into-force date depends on when — and in what form — parliament enacts it.
Who must create the management committee under the bill?
Under the bill a valid building and subdivision permit is enough to require a committee — meaning one must exist essentially from the moment residents move in, years before title deeds. In practice, in that early phase the obligation falls on the developer who manages the building.
What is the reserve (sinking) fund?
The bill introduces a mandatory reserve fund that the building builds up over time to pay for unplanned repairs and maintenance, so major works don't trigger a sudden one-off levy.
What happens on resale if communal fees are outstanding?
A unit cannot be sold while communal fees are outstanding. The management committee issues a fee-clearance certificate confirming that the unit's fees are paid before the resale can complete.