The notice is posted when issues requiring immediate attention have been identified in the building, which concern the structure’s safety. The primary purpose is to protect occupants, property owners, and the public. The placement of the notice does not necessarily mean that the building is at risk of collapse; rather, it indicates that competent professionals must conduct the necessary inspections and take appropriate measures to properly assess the building's condition.
The classification of a building is based on its current condition and on the technical findings relating to its safety and structural stability.
Although renovation works may have been carried out in the past, this does not necessarily mean that all issues affecting the building's structural condition were addressed. For this reason, it was deemed necessary to issue the relevant notice and carry out further assessment.
In some cases, the notice was based on records and reports already available from previous competent authorities, which indicated that the issues affecting the building remain unresolved or have not been remedied. Where necessary, EOA Lemesos conducts new on-site inspections to ensure an updated assessment of the building's condition.
Deterioration or defects have been identified which may affect the safety of the building. For this reason, measures need to be taken to protect occupants, building users, and passers-by.
The placement of the notice means that the condition of the building requires immediate assessment and management of the situation by competent professionals.
The owners and the management committee should consult qualified professionals registered with ETEK to conduct the necessary inspection and provide specific recommendations on the next steps.
Depending on the findings, protective measures or repair works may be required. In cases where an immediate risk is identified, EOA Lemesos will promptly inform the affected parties of the actions required.
Responsibility for the maintenance and safety of the building rests with the owners and the persons responsible for the management of the building, including the management committee in relation to the common areas.
EOA Lemesos monitors and enforces the legislation's provisions, with the primary objective of safeguarding public safety.
The building's condition may be reassessed if new evidence or technical evaluations from competent professionals registered with ETEK are submitted.
If it is established that the necessary actions have been carried out and the safety concerns have been addressed, EOA Lemesos may proceed with a reassessment of the building’s classification.
In cases where an on-site inspection has not yet been conducted, a building assessment will be scheduled by competent officers, and relevant information will be provided upon completion of the process.
Where there is no recorded information about such buildings, an inspection may be carried out following the submission of relevant information and/or a request. In all cases, any information provided by EOA Lemesos shall not be construed as advice in relation to any investment decision, as the role of EOA Lemesos is limited to the implementation of the provisions of the applicable legislation.
It is noted that a request for information regarding a building may be submitted by a registered owner or purchaser pursuant to a sale agreement submitted to the Department of Lands and Surveys, and information will only be provided to such persons.
Responsibility for the care and maintenance of the common areas of a building rests with the Management Committee. In cases where no legally constituted Management Committee exists, this responsibility is shared among all owners of the apartments or units within the building. At the same time, each owner is responsible for the proper maintenance of their property.
Where a problem, damage, or risk arises from the poor condition of the common areas, liability may fall on the Management Committee. However, where the Committee has taken the necessary steps, but the required repair works could not be carried out because certain owners failed to meet their financial obligations, liability may instead rest with those persons who failed to comply with their obligations.
When EOA Lemesos receives relevant enquiries from members of the public, it provides information regarding the procedures and actions it intends to follow in each case. It does not assign legal liability or provide legal advice, as the investigation of any potential civil or criminal liability falls within the competence of the courts and the relevant authorities.
Pursuant to the Town and Country Planning Law, “development” means:
“...the carrying out of building, engineering, mining, or other operations in, on, over, or under immovable property, or the making of any material change in the use of any buildings or other immovable property.”
For the avoidance of doubt, for the purposes of this section, development includes:
(a) the use as two or more dwellings of any building previously used as a single dwelling, whether or not any such change of use involves any building operations;
(b) the disposing of refuse or waste materials on immovable property, notwithstanding that the immovable property is comprised in a site already used for that purpose, if either the area of the deposit is thereby extended or the height of the deposit is extended and exceeds the level of adjoining land;
(c) without prejudice to any regulations made under this Law relating to the control of advertisements or any issued Regulations under this Law, the use for the display of advertisements of any external part of a building which is not normally used for that purpose;
(d) the subdivision or partition of any immovable property into plots or separate plots;
(e) the demolition of any building.
(f) the opening of any street.”
In certain cases specified in the General Development Order, a Planning Permit is not required; only a Building Permit is required.
By submitting an application to the Planning Authority for determination (Form EA9), a thorough assessment can be conducted, allowing you to obtain the Planning Authority's official position on whether a planning permit application is required for a specific type of development.
As of 1 July 2024, all applications for obtaining a Planning Permit and Building Permit must be submitted electronically through the HIPPODAMUS electronic application submission and management system.
As of 01/07/2024, all applications for obtaining a Planning Permit and Building Permit must be submitted electronically through the HIPPODAMUS electronic application submission and management system.
Regarding the amendment of Directive 2/2020, in accordance with Article 6 of the Town and Country Planning Law, applications will be submitted through the special procedure of the Planning Permission for Residential Development of up to 2 housing units on a registered plot or a plot under creation.
Regarding Directive 1/2022, in accordance with Article 6 of the Town and Country Planning Law, applications will be submitted through the special procedure of Planning Permission for Residential Development of 3 or 4 housing units, up to 12 terraced houses, up to 20 apartments in an apartment building, and Commercial and/or Office and/or Mixed Residential with Commercial and/or Office development with a total usable area of up to 1000 sq.m., on a registered plot or a plot under creation.
All applications for obtaining a Planning Permit and Building Permit submitted electronically through the HIPPODAMUS electronic application submission and management system must follow the electronic application submission standards as defined in the relevant Directives of the Minister of Interior.
The HIPPODAMUS electronic system for the submission and processing of planning and building applications accepts applications for various types of developments and permits issues.
Α. For Planning Permits
Β. For Building Permits
As of 1 July 2024, all applications for obtaining a Planning Permit and Building Permit must be submitted electronically through the HIPPODAMUS electronic application submission and management system.
Every application submitted to the Licensing Directorate must be signed by the legal, registered owners of the property to which the application pertains. The signatures must be certified by an authorised Certifying Officer or by the authorised development consultant.
The fees paid upon the submission of an application are determined by the relevant Regulations. The HIPPODAMUS system includes a special calculation field that determines the required fees based on the type and scale of the development.
The fees are paid exclusively online through the HIPPODAMUS system.
In cases where an application for development is submitted by Local Authorities, no fees are required. If the application pertains to addressing the reasons for refusal of a previously submitted application for the same development, 30% of the previously paid fees must be paid.
Fees are refunded if a Hierarchical Recourse is accepted by the competent Ministerial Committee.
In every case of submitting an application to the Planning Authority for development, in instances of co-ownership, the applicants' signatures must be certified by an authorised Certifying Officer or the authorised Consultant of the development.
In all cases of applications concerning the development of parcels that do not qualify as "plots", the issuance and submission of a Certificate of External Boundary Demarcation is required.
In cases of developments on parcels located outside the designated development boundaries, the reissuance of a previously granted planning permit is not allowed.
NEW PROCEDURE FOR PLANNING AUTHORITY CERTIFICATES
(SPECIAL DEVELOPMENT ORDER 2024 AND AMENDED DIRECTIVE 2/2020)
The new procedure for the Planning Authority Certificate came into effect on 2 October 2024, following its publication in the Official Gazette of the Republic of Cyprus on 27 September 2024, under the Town and Country Planning (Residential Development in Plots and Plots Under Creation) Special Development Order 2024 (K.D.P. 322/2024).
This new Certification procedure is an evolution of the Planning Certainty process, which has been in place since 1 October 2020 under Directive 2/2020. The process had been under discussion since 2022 with the District Officers of the Department of Town Planning and Housing, coordinated by the Department's Director, and subsequently with the ETEK (Cyprus Scientific and Technical Chamber). It is the first of 22 Licensing Simplification Measures approved by the Minister of Interior in October 2023. As of 2 October 2024, the scope of Directive 2/2020 has also been modified.
According to the provisions of the Special Development Order, for simple residential development applications in plots or plots under creation, which involve up to two housing units, and where no discretionary authority is required from the Planning Authority, and the development is not located in areas with special characteristics (such as the Buffer Zone), only a Planning Authority Certificate will be issued. In this case, the responsibility for the submitted data lies entirely with the consultant/planner. These applications have been removed from the scope of Directive 2/2020, which, as amended, continues to apply only to applications that require discretionary authority or concern plots in areas with special characteristics.
For the certification process, a new function has been introduced in the HIPPODAMUS portal for the certification process, designed to be exceptionally simple for both external and internal users. For the first time, ETEK’s request to digitalise the Consultant’s Declaration Form has been met, allowing it to be completed electronically for easier use.
Under the new procedure, the signatures of owners are not required to be verified. The HIPPODAMUS portal will accept the form directly without review of the submitted documents (such as title deed copies, cadastral plan, professional liability insurance certificate, ETEK training seminar certificate, and architectural plans): a fee of €60 will apply, as in the case of a determination request. After submission, a brief review will be conducted to confirm that the application falls within the scope of the Special Development Order and that the responsible consultant/planner has carried out a strategic review of key development aspects such as building coefficient and coverage ratio and has assumed full responsibility for accuracy. Following this review, the Certificate will be issued, or the application will be rejected if it does not meet the criteria.
Additionally, the HIPPODAMUS portal now includes an automatic issuance function for Certificates, following ETEK’s recommendation. If the Planning Authority does not complete the review within 20 working days from submission, the system will automatically issue the certificate.
Finally, sampling inspections will be conducted every six months by the Planning Authorities, covering 10% of applications, with findings reported to ETEK and the Ministry of Interior.
This new Planning Authority Certificate procedure is expected to reduce the workload for Planning Authorities, as simple residential development applications in plots or plots under creation will no longer require a formal planning permit, which will now be considered granted upon the issuance of the certificate.
We hereby inform you that the submission of applications for Approved Planning Certificates (ΕΠΒ) and A12 (Building Permits) is carried out exclusively electronically through the Integrated Information System “IPPODAMOS”.
Key points to be taken into consideration during the preparation and submission of the above applications:
a) Complete submission: Applications must be accompanied by all required supporting documents (plans, title deeds, topographical surveys, etc.).
b) Avoidance of delays: Applications submitted incomplete or with missing information will be returned for completion, resulting in delays in the issuance of APC or A12. A double check of all documents and plans should be carried out prior to submission in order to avoid returns and delays.
c) Relevant legislation:
APC: ΚΔΠ 322/2024, ΚΔΠ 60/2025
A12: ΚΔΠ 32/2025, ΚΔΠ 91/2025
d) Advantage of electronic submission: The use of IPPODAMOS ensures a fast, transparent, and traceable process for all applications.
e) Support: For any questions or clarifications, you may contact the Licensing Directorate of the Limassol District Local Government Organisation (EOA Limassol) by telephone at 25271000 or 25271591 (for consultants only), or by email at dimitra.rotsidi@eoalemesos.org.cy.
IT IS EMPHASISED THAT THE CORRECT AND COMPLETE SUBMISSION OF APPLICATIONS FACILITATES THE TIMELY ISSUANCE OF APC AND A12 AND CONTRIBUTES TO THE OPTIMAL SERVICE OF ALL INTERESTED PARTIES.
In the case of submitting an application for a planning permit for a new development on plots located within the Special Character Area (SCA) and the Areas of Qualitative and Aesthetic Upgrading (AQAU), in accordance with Paragraph 7.12 of Appendix E of the Limassol City Centre Area Plan, the following additional information must also be included:
1. Photographic Documentation
Applications must include photographs showing:
2. Brief Report
A brief report must accompany the application, outlining:
3. Drawings within the Urban Context
General Requirements
Submitted floor plans, elevations, and sections must:
Elevation Drawings
Planning Discretion Cases
Where planning discretion is sought:
4. Yard / Courtyard Area
Drawings must clearly indicate:
5. Integration of Mechanical Installations
All mechanical installations must:
Indicatively, this includes:
All mechanical installations and any screening structures must appear on:
6. Advertising Signs
Drawings must indicate:
7. Shading Devices / Awnings / Tents / Lightweight Structures
Where applicable, drawings must show:
Construction materials must be specified.
Structures intended to support climbing plants must be declared as such.
If, in your new application, you refer to the previous Development Permit Application, you will not need to pay the application fees again, provided the development remains the same.
The legal framework governing Development is the Town and Country Planning Law (Law 90/1972) and its subsequent amendments.
Building permit is governed by the Streets and Buildings Regulation Law and the relevant Regulations.
The deadline for submitting applications under the Planning Amnesty Scheme for the regularisation of small-scale planning irregularities, with the aim of obtaining final approval and the issuance of a title deed, expired on 23 June 2025.
In order to simplify and expedite the licensing system, the Minister of Interior, acting as the Planning Authority pursuant to Article 4 of the Town and Country Planning Law and paragraph 14 of the Delegation of Powers Order, issued Circular No. G.E. 067 dated 7 February 2025, with the aim of accelerating the development control procedure.
The procedure concerns the withdrawal of a planning application submitted under Directive 2/2020 and the submission of a Planning Permission Certificate (PPC) application under the Special Development Order (Regulatory Administrative Act - RAA) 322/2024.
This procedure relates to the construction, extension, improvement, or conversion of residential development of up to two housing units, either within a single building or in independent buildings, as well as ancillary buildings related to these, subject to certain conditions.
Given that a number of planning applications for the issuance of planning permission for up to two housing units under Directive 2/2020 remain pending — applications that were submitted via the HIPPODAMUS electronic system — in case no exercise of discretion is required and the applications do not fall within special zones to which the provisions of Order RAA no. 322/2024 do not apply, the competent architect/civil engineer for each application may, by completing the Architect/Civil Engineer’s Declaration for the Withdrawal of Application under Directive 2/2020 and submitting it via email to dilosiaposirsis@eoalemesos.org.cy, notify the Limassol District Local Government Organisation (EOA Lemesos) of their intention to withdraw the application and to submit a new application under the Special Development Order (RAA 322/2024, PPC application), while simultaneously confirming that the application falls within the scope of the said Order.
Full details are available in Circular No. G.E. 067 issued by the Ministry of Interior.
LIMASSOL DISTRICT LOCAL GOVERNMENT ORGANISATION (EOA Lemesos)
The new licensing framework has focused on improving the building permit process, initially for very simple developments (up to two housing) on approved or pending plots, through the Urban Planning Certainty mechanism based on Directive 2/2020, as amended. A similar approach will follow for more complex residential developments as well as for small-scale businesses and activities (commercial/office and/or mixed-use developments) that require permits, with the goal of simplifying and accelerating the procedures and enhancing transparency. As is known, some of the key features of the new framework include:
Single Licensing Authority: The new framework focuses on creating a unified licensing process for various sectors, reducing complexity and barriers for businesses, investors, and ordinary citizens.
Digitalization of the Process: The digitalization of procedures through the IPPODAMOS System is a key feature of the new framework, aiming to speed up application processing and reduce bureaucracy.
Simplification of Licensing Criteria: The criteria for issuing permits have been simplified, categorizing most developments into "low" and "medium risk", making them easier to understand and apply for stakeholders.
Transparency and Disclosure Obligations: The licensing process is now more transparent, via the electronic IPPODAMOS System, allowing citizens and businesses to track the progress of their applications.
Streamlining of Licensing Timeframes: A major advantage of the new framework is that it provides specific timeframes for the issuance of permits, aiming to avoid delays and improve application management.
Enhanced Collaboration between Competent Authorities: Cooperation between relevant authorities and agencies/services is also strengthened with the possibility of consultations through the HIPPODAMOS System for better and more coordinated management of licensing procedures.
The newly issued Directives by the Minister of the Interior (Directive 1/2025 and Directive 2/2025) aim at transitioning and applying the Urban Planning Certainty approach (Directive 2/2020) from simpler cases (up to two dwellings per plot) to more complex development forms, specifically:
3 or 4 dwellings
Up to 12 row houses
Up to 20 apartments in a residential building with a basement
Commercial development
Office development
Mixed Commercial/Office/Residential development,
with a total area of up to 1,000 sq.m.
These Εντολή 2/2020, 1/2025, and 2/2025 are aligned with the published Special Development Decrees Κ.Δ.Π 322/2024 and Κ.Δ.Π 60/2025, which refer to the process of issuing a "Certificate" in cases where no discretionary judgment is required, under specific conditions.
You may submit a complaint to EOA Lemesos by calling the main customer service line and requesting to be connected with the Enforcement Unit, or by submitting your complaint through the Hippodamus system using form N003, under the option “Enforcement Unit”.
As of May 1st, 2025, the guarantee paid by the applicant for the sidewalk and/or road adjacent to their development, prior to the issuance of the building permit, will be paid directly to the Local Authorities (Municipalities and Community Councils).
The Limassol District Local Government Organisation will send the applicant a related payment notice via the "Ippodamos" System or by email, indicating the amount due as well as the responsible Local Authority to which the payment must be made.
After the payment is made to the relevant Local Authority, the applicant is required to send the proof of payment issued by the Local Authority to the DSO, either through the "Ippodamos" System or via email, so that the process of issuing the requested permit may proceed.
The conditions that must be met for a development to be permitted include adequate access, compatibility of the intended use with the applicable Land Use Plan, compliance with maximum allowable development coefficients, and adherence to various other parameters set by the Town and Country Planning Law as well as other relevant development-related legislation.
The Planning Zone Plan of each published Development Plan determines the maximum allowable urban parameters, including building coefficient, coverage ratio, number of floors, and maximum permitted height.
The desired/permitted land uses are defined in the currently applicable published Land Use Plan.
Parcels intended for development that do not qualify as "plots" are subject, depending on the area, size, and infrastructure needs, to certain requirements and constraints. These may involve securing the necessary road network and aligning with Development Plan objectives to ensure adequate open spaces and green areas for recreation and residents' well-being. This also contributes to environmental quality enhancement and microclimate improvement. The extent and location of these requirements or restrictions can be determined through an application for land subdivision ("plotting") of the parcel to be developed.
Information regarding the name and position of the competent Technician/Officer reviewing an application is provided through the HIPPODAMUS electronic application submission and review system.
Information regarding the review stage of an application, as well as any deficiencies or pending issues related to it, is provided through the HIPPODAMUS electronic application submission and review system.
Yes. A Hierarchical Recourse may be submitted within 30 working days from the date on which the decision was issued. The procedure requires the submission, in hard copy, of all necessary documents, together with proof of payment of the relevant fees to the Ministry of Interior, as well as the submission of the same documents in electronic form to EOA Lemesos by sending them to info@eoalemesos.org.cy.
The procedure for submitting and reviewing an application by way of derogation from the provisions of a Development Plan is governed by the Town and Country Planning (Deviations) Regulations (K.D.P. 309/1999).
3, Thaleias street, 3011, Omonia, Limassol (2nd floor)
Telephone: 25271000
Fax: 25271900
Website: www.eoalemesos.org.cy
The telephone service hours for the public and planners are between 8:30 AM and 2:30 PM.
The hours for arranging meetings with the Scientific/Technical Staff of the Licensing Directorate are between 8:30 AM and 2:30 PM.
Meeting with EOA Officers for the Public/Planners:
As of 1 July 2024, planning/building applications are submitted exclusively online 24/7.
A meeting with the Licensing Directorate staff can be arranged if it is deemed absolutely necessary, provided that it concerns a matter related to the responsibilities of the Licensing Directorate and that the relevant requested information is not available on the EOA Lemesos website. Arranging a personal meeting with the Scientific/Technical Staff of the Licensing Directorate is only possible through the EOA Lemesos Call Center.
Yes. The preparation and submission of a geotechnical/geological study constitutes a requirement for the issuance of a building permit, and this requirement also applies to applications submitted through the fast-track licensing procedure, in cases where the plots fall within Geological Suitability Zones (GSZ) 01 and 02. It is the responsibility of the consultant to ensure that such a study is submitted where required. (This matter concerns the issuance of the Building Permit.)
If the staircase is of secondary grade, the area of the staircase landing shall also be deducted. Where the landing also functions as a wheelchair waiting space, it shall not be deducted twice.
Yes, the staircase area is calculated only once, regardless of whether the space beneath the staircase is utilised as usable space, provided that the staircase does not terminate at a roof or attic where there are principal uses (other than those referred to in paragraph 2.2.18 of Order 4/2024).
The construction of a ground-floor covered parking space adjacent to a public green area is permitted, subject to the conditions set out in paragraph 2.2.7 of Order 4/2024 (i.e. it must be open on two sides, excluding the side adjoining the common boundary, etc.). It is also permitted along a boundary with a public pedestrian walkway (pursuant to paragraph 5.10(d) of Order 4/2024). A ground-floor covered parking space is not permitted along a boundary with the road network.
Permeable railings (metal railings) are permitted, and their maximum height is determined in accordance with the permitted height of the perimeter wall at the specific boundary. That is, if the ground-floor covered parking space is located along a boundary with a public pedestrian walkway, where the permitted perimeter wall height is 1.20 m, the maximum height of the railing shall be 1.20 m; otherwise, a height of up to 2.10 m is permitted. It is understood that, within a distance of 3.00 m from the road network, the height of the railing shall not exceed 1.20 m, except in cases where the Planning Authority determines that the amenities of the area or road safety are not adversely affected.
Along common boundaries, the basement may be used only for vehicle parking, as well as for central heating installations, air-conditioning, lift shafts, staircases and similar auxiliary installations. The Planning Authority may permit additional ancillary installations in cases of ancillary uses that serve the development and do not create nuisance at the common boundary, particularly in the case of residential developments (e.g. residential storage rooms, etc.).
A swimming pool plant room may be permitted abutting the boundaries, with the exception of the road boundary, up to a maximum height of 1.20 m, and not only as an underground space, in accordance with the relevant provision of paragraph 5(e) of the Streets and Buildings Regulation Exemption Order of 2019 (RAA 309/2019).
The installation of photovoltaic (PV) systems on the building envelope, including the roof slab of the staircase headroom, is permitted, provided that the PV panels are organically and harmoniously integrated into the building, in accordance with the provisions of paragraph A.1, Category XIII, of the First Annex to the General Development Order of 2024 (RAA 181/2024). Specifically, on a flat roof, including the staircase headroom, the panels must be set back from the edges of the roof by a distance at least equal to the maximum height of the panels, which shall not exceed 1.20 m above the roof level.
It is permitted in all cases.
The ridge line refers to the upper contour of topographical elevations or hills. Usually, when an application concerns a building on a plot located within a Development Boundary on a hillside, the Planning Authorities generally do not permit the building to project beyond the ridge line. Instead, they require that the building be sited at a lower point, in order to preserve the natural outline of the hill.