Repairs in a rented home in Cyprus: landlord and tenant duties
A leaking roof, damp walls, a broken water heater or faulty wiring are among the most common disputes between landlords and tenants in Cyprus. Who must pay depends first on the tenancy agreement, and then on the law that governs your tenancy. For homes covered by the Rent Control Law of 1983 (Law 23/1983), section 27 sets a default rule: unless the agreement says otherwise, the landlord must repair latent defects, keep the roof watertight, and repair the electrical, plumbing and drainage installations, as well as natural wear and tear that endangers the life of the occupants or neighbours. The tenant must repair damage caused by the household or guests and allow reasonable inspections.
For tenancies outside rent control, the agreement and the Contract Law, Cap. 149, decide. This guide is for tenants who need a repair done and for landlords who want to know their obligations. It explains how to check which rules apply, how to give proper notice, what to do if the landlord does nothing, when you can claim the cost or damages, and why withholding rent is dangerous. The usual outcome is a repair carried out after written notice, or a court award of the cost of restoring the property.
Key facts
Deadline
The landlord must carry out necessary repairs "without delay" after the tenant's notice (Law 23/1983, section 27(4)); the Law sets no fixed number of days, so give a reasonable written deadline, for example 14 days, or 24 to 48 hours for an emergency such as a burst pipe or exposed wiring.
A claim based on the tenancy agreement must be brought within 6 years (Law 66(I)/2012, section 7); a claim in negligence for personal injury or damaged belongings within 3 years (section 6). Under rent control, a landlord may seek possession for rent unpaid 21 days after a written demand, which is why you should not stop paying rent because of a repair dispute.
What to do
Find out which rules govern your tenancy. The Rent Control Law applies only to a building let as a residence or shop that lies within a controlled area declared by the Council of Ministers and was completed by 31 December 1999. If your home was completed later, or lies outside a controlled area, section 27 does not apply directly, and your rights come from the written or oral agreement and the Contract Law, Cap. 149.
Ask the landlord or check the certificate of approval or title deed for the year of completion. This step matters because a tenant outside rent control who relies on section 27 may find that the agreement says nothing about repairs and must then argue implied terms.
Read the repairs clause in your agreement. Section 27(2) applies "if there is no tenancy agreement or the agreement does not provide otherwise". Many Cypriot leases put minor repairs, maintenance of the air conditioning or the water heater, or even plumbing, on the tenant. In Andysan Investments v Konstantinou (2016) the Rent Control Court dismissed the counterclaim of shop tenants for drainage repairs because the agreement made the tenant responsible.
A clause must be read as a whole. In Bettabilt Services v Papadopoulou (2022) the court held that a clause requiring the landlord's approval for repairs did not cover the watertightness of the roof, so section 27(2) applied and the landlord bore that duty.
Document the defect. Photograph and video the problem with dates: damp patches, water stains, mould, cracks, sparking sockets, leaking pipes. Keep damaged belongings or photograph them before disposal. If the defect is serious, ask an electrician, plumber or civil engineer for a short written report and an estimate; in disputes about damp, the court relies heavily on expert evidence on the cause.
Distinguish between causes. A leaking roof or failed drainage is usually the landlord's responsibility; mould from lack of ventilation or damage caused by the household is not. In Ierodiakonou (2024), concerning a flat in Nicosia, the Rent Control Court accepted the tenant's proof that the flat needed repair because of damp from the roof and the plumbing and drainage installations.
Give the landlord written notice. Section 27(4) allows the tenant to notify the landlord of necessary repairs or maintenance, and the landlord must then carry them out without delay. Send the notice by email and, for important matters, by registered letter: describe the defect, attach photographs, state when it appeared, and set a reasonable deadline, for example 14 days, or 24 to 48 hours in an emergency.
Offer access for inspection and repair. Under section 27(3) you must allow the landlord to inspect at reasonable intervals after notice, and under section 27(6) you must accept reasonable repairs, renovations and alterations. A tenant who refuses access weakens any later claim.
Escalate if the landlord does nothing. Section 27(4) provides expressly that failure to perform the duty of repair or maintenance gives rise to a cause of action. Send a second letter stating that you will apply to court and that you will claim the cost of repair and any damage to your belongings.
In an emergency, limit further damage: turn off the water or electricity at the main switch, move belongings and call a professional if there is a risk to health or safety. Keep every invoice. Do not carry out improvements or major works without written consent; in Bettabilt the landlord argued that unapproved repairs could not be recovered, and the court examined the clause and the notice in detail before awarding anything.
Claim the cost or damages. In Bettabilt (2022) the Rent Control Court rejected the argument that the tenant's only remedy was an order compelling repair: the cause of action can also be a claim for the cost of restoring the premises to their previous condition. Outside rent control, section 73 of Cap. 149 gives the party harmed by a breach of contract compensation for loss that naturally arose from the breach, but not for remote or indirect loss.
If a defect causes personal injury or damages your belongings through the landlord's carelessness, a claim in negligence under section 51 of the Civil Wrongs Law, Cap. 148, may also be available. Claims under rent control go to the Rent Control Court; other claims to the District Court where the property is.
Do not stop paying rent. Neither Law 23/1983 nor Cap. 149 gives a tenant a general right to withhold rent or to deduct repair costs without agreement. Under rent control, rent unpaid 21 days after a written demand is a ground for possession under section 11(1)(a); outside rent control, unpaid rent can justify termination under the agreement.
If you want to set off repair costs against rent, agree it with the landlord in writing first. If the landlord applies to the Rent Control Court to fix a higher rent, the condition of the property is relevant: in Ierodiakonou (2024) the landlord asked for 450 euros a month and the court fixed 305 euros after the tenant's counterclaim about damp succeeded.
Know your own duties as a tenant. Section 27(3) requires the tenant to protect the property from damage caused by the tenant, the household, agents or visitors, and to repair such damage without delay. The landlord can claim the cost: in Kokkinou v Kyriakou (2018) a landlord claimed arrears and 1,947 euros for repairing damage alongside recovery of possession.
Under section 11(1)(c), serious deterioration caused by destructive acts or wilful serious negligence of the tenant is a ground for possession, but the court will not order eviction if the tenant fully repairs the damage within two months of service of the application. Unless agreed otherwise, the tenant also pays the share of common expenses, including minor maintenance of common areas, but not major maintenance or replacement (section 27(5)).
Settle or go to court with your evidence. Many repair disputes end after a firm letter, especially when the tenant has photographs, an expert report and proof of notice. Mediation under Law 159(I)/2012 is available for civil disputes and is usually quicker and cheaper than a trial.
If you file, bring the agreement, the notices and replies, photographs, expert reports, invoices and proof of rent payments. Ask for the cost of repairs, damages for damaged belongings, interest and costs. At the end of the tenancy, use the same evidence to resist deductions from your deposit for damage that was really caused by the defect.
What to watch out for
- Relying on section 27 when your home is not under rent control. Homes completed after 31 December 1999 or outside controlled areas are governed by the agreement and Cap. 149, so the repairs clause decides.
- Overlooking a clause that shifts repairs to the tenant. Section 27(2) yields to a contrary agreement, as Andysan (2016) shows; read the lease before demanding repairs.
- Giving only oral notice. Without written notice under section 27(4) and proof of when it was sent, it is hard to show that the landlord knew and failed to act.
- Withholding rent. Unpaid rent 21 days after a written demand is a ground for possession under rent control, and it gives the landlord the stronger position in any dispute.
- Carrying out major works without consent. Improvements or works beyond what is necessary may not be recoverable and may breach the agreement; obtain written approval and estimates first.
- Refusing access for inspection or repair. The tenant must allow reasonable inspections and repairs under section 27(3) and (6); refusal undermines later claims.
- Waiting too long to claim. Contract claims are barred after 6 years and negligence claims after 3 years, and evidence of the defect disappears once it is repaired.
Legal basis
Related court decisions
Frequently asked questions
Who pays for repairs in a rented flat in Cyprus?
First check the agreement. If it is silent and the flat is under rent control, the landlord must repair latent defects, the roof's watertightness, the electrical, plumbing and drainage installations, and dangerous natural wear (Law 23/1983, section 27(2)). The tenant repairs damage caused by the household or guests. Outside rent control, the agreement and Cap. 149 decide.
How long does a landlord have to fix something in Cyprus?
The Rent Control Law says the landlord must carry out necessary repairs "without delay" after the tenant's notice, without a fixed number of days. Give a reasonable written deadline, such as 14 days, or 24 to 48 hours for emergencies like a burst pipe, a roof leak during rain or dangerous wiring.
Can I withhold rent if the landlord does not repair?
No general right exists. Under rent control, rent unpaid 21 days after a written demand is a ground for possession, and outside rent control it can justify termination. Keep paying and claim the cost of repairs separately, or agree a set-off with the landlord in writing.
Can I fix it myself and deduct the cost from the rent?
Only with the landlord's written agreement. Without it, you may still claim the cost in court if the landlord failed to repair after notice, as the Rent Control Court accepted in Bettabilt (2022), but deducting it from rent on your own risks a claim for arrears.
Who is responsible for mould and damp?
It depends on the cause. Damp from a leaking roof, rising water or faulty plumbing or drainage is usually the landlord's duty under section 27(2) if the agreement is silent. Mould caused by poor ventilation or the tenant's own use is the tenant's responsibility. An expert report on the cause usually decides the dispute.
Who repairs the air conditioning and water heater in a rental in Cyprus?
Section 27 does not mention them expressly, so the agreement decides. Many leases make the tenant responsible for routine servicing and the landlord for replacement at the end of the appliance's life. If the agreement is silent, a failure of the electrical or plumbing installation feeding them falls on the landlord under rent control.
Can my landlord enter the property to inspect or repair?
Yes, but reasonably. The tenant must allow inspection at reasonable intervals after notice (section 27(3)) and must accept reasonable repairs, renovations and alterations for the maintenance or improvement of the property (section 27(6)). The landlord should not enter without notice except in a genuine emergency.
Do I have to pay common expenses for repairs in the building?
Unless agreed otherwise, the tenant pays the share of common expenses attributable to the property, including minor maintenance of common areas and installations, but not serious maintenance, alteration or replacement costs (section 27(5)). Major works such as a new lift or roof are for the owner.
What if my belongings are damaged by a leak?
Photograph the damage, keep receipts and notify the landlord in writing at once. If the landlord failed to repair after notice, you can claim the loss under the agreement (6 years) and, where carelessness caused it, in negligence under Cap. 148 (3 years). Check also whether your contents insurance covers water damage.
Can the landlord evict me for damage to the property?
Under rent control, serious deterioration caused by destructive acts or wilful serious negligence of the tenant is a ground for possession under section 11(1)(c). The court will not order eviction if you fully repair the damage within two months of being served with the application.
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