Recently, we’ve heard from multiple property owners in Cyprus confused about the misconception that management committees cannot be formed without having received Title Deeds. This misunderstanding adds to the ongoing challenges faced by owners in jointly-owned buildings.
Many owners continue to pay maintenance fees directly to developers for the upkeep of communal areas. Unfortunately, transparency is often lacking regarding how these fees are calculated or spent. Some residents report maintenance work that is both poorly executed and overpriced compared to similar properties. This is a common concern across developments where unsold units remain, yet developers sometimes avoid paying communal fees despite those units being finished and ready.
Interestingly, owners who acquired properties via antiparochi agreements sometimes refuse to contribute to communal fees entirely. For context, antiparochi involves exchanging land for completed units without monetary transactions.
According to CAP 224 – The Immovable Property (Occupation, Registration and Valuation) Law, an ‘owner’ is defined as someone entitled to registration of immovable property, regardless of actual registration status.
Section 38 specifically addresses jointly-owned buildings and governs how apartment blocks and communal complexes are managed. This means buyers can legally form a management committee even before receiving their Title Deeds, provided the building is registered as jointly-owned with the Land Registry.
Proposed amendments aim to simplify this process by replacing the Land Registry registration requirement with a condition that the building must have a valid building and subdivision permit. This would allow management committees to form much earlier, potentially years before Title Deeds are issued or the building is formally registered.
Insurance laws are also evolving. Currently, management committees must insure the building against fire, lightning, and earthquakes. The draft law extends coverage to include explosions, floods, water leaks from tanks or pipes, and other risks, increasing protection for all owners.
Additionally, public liability insurance will become mandatory, with committees responsible for choosing appropriate coverage levels. Unit owners will retain the right to insure their individual units’ contents independently.
This update aims to address situations where insurance covers only the communal parts rather than the entire jointly-owned building, ensuring greater legal clarity and protection.
For buyers navigating the Cypriot property market, understanding your rights and the evolving legal landscape is crucial. Whether you are interested in cheap houses and villas for sale or more premium listings, being aware of communal management issues will help you make better investment decisions.
The government’s steps toward clearer, fairer management committee regulations and insurance frameworks are positive moves, but owners should remain vigilant, ask questions, and seek transparency in all communal matters.
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