Planning permits and building permits may be issued almost automatically and without control, under the responsibility of the designers, but in the end some property buyers or even owners who build their own house, may pull their hair out, in the sense that the buildings may not be legal.
This is shown, at first glance, by on-site inspections by the technical services of the EOA Nicosia in buildings under construction. The sample is small but indicative as to where things are headed. Everything converges that some permits (urban planning certificates, as they are called) are not implemented based on the plans, with all that this implies for their legalization.
For the sake of truth, it is reported that based on the EOA of Nicosia, a sample check has been carried out on 13 issued urban planning certificates (corresponding to a percentage of 15% of the submitted applications of the semester March 2025 – August 2025) with the following findings:
– Two certificates, i.e. 15%, are valid.
– Four certificates, i.e. 31%, show insignificant discrepancies.
– Seven certificates, i.e. 54%, show material discrepancies/irregularities, including exceedances of development factors (due to incorrect calculations), malfunctions of parking spaces, reduced distances from the borders of the plots, resulting in an adverse impact on the comforts of residents, etc.
Based on the above and provided that the situation on site reflects all the urban planning certificates that have been issued, then some buildings illegally approach the borders of adjacent buildings (affecting their amenities), in some they load additional square meters, some parking spaces are non-functional (with all that this entails).
It is understood that if these buildings are abandoned and completed, decades of friction between neighbours, lawsuits, and so on will be caused.
Of course, the positive thing for the citizens is that at least in cases of serious illegalities, the "urban planning certificates" are revoked, but this does not apply to all ongoing developments because the control is sampling, as is provided.
A post by the EOA Nicosia states that, as a result of the cancellations/revocations of the issued Urban Planning Certificates, the Organization has cancelled/rejected, for obvious reasons, the relevant building/building division permits, as well as the pending applications for obtaining a building permit/building division, which are based on the cancelled Building Certificates. Also, in cases where the start of the construction works of the building has already been promoted, the Enforcement Sector, of the EOA Nicosia, will immediately take the required actions to terminate the works, as well as to take measures, based on the provisions of the Legislation.
In a relevant announcement of the EOA, the following is also recorded:
– The whole process of sample checks was promoted by the EOA of Nicosia, based on the exact provisions of the Special Decree, and the relevant instructions of the Ministry of Interior.
– The Revocation/Cancellation of an Urban Planning Certificate is the only option provided for in the Decree, in cases where substantial deviations from the provisions of the Special Development Decree are identified. The substantial deviations are expressly interpreted by the Decree itself and include, inter alia, exceedances of development coefficients, malfunctions of parking lots, distances of buildings from the border, number of floors, heights of buildings, and it is understood that the conditions and scope of the Decree itself are met.
– The Hippodamus computerised system, which was not designed by the Nicosia EOA, but was delivered to the Organisation as a complete licensing programme, does not have the option in cases of automatic authorisation that an application may become incomplete, in order to request modified plans and/or other documents.
Furthermore, the EOA of Nicosia has already expressed its reservations and concerns about the implementation of these Decrees, both to the Ministry of Interior and to ETEK. Also, the EOA of Nicosia has already put forward a relevant proposal for the establishment of an independent "Technical Committee for the Settlement of Disputes", which will function as a secondary body for the evaluation of Revocations/Cancellations, and/or other issues, which may arise from the issued Accelerated Licensing Decrees.
"We apologize for any inconvenience that has been caused, however the EOA of Nicosia has acted within the institutional framework, and its legal obligations, as set out in the said Decrees of the Ministry of Interior."
According to information from "F", the goal of the EOA is not to create problems in development but to solve them, so that many citizens (buyers and owners) do not find themselves in front of a fait accompli in the sense that they will invest what they have and do not have to acquire housing and in the end this if it is not legal and even without their own responsibility.
In this regard, we are informed that ways are being sought to deal with the problems that arise, so that on the one hand development can proceed smoothly and on the other hand the citizens are safeguarded.
In the first stage, the accelerated procedure was applied for Category A developments (developments of up to two residential units). Urban planning and building permits for detached houses and duplexes are issued within a total of 40 working days.
In March 2025, the new licensing system was extended for Category B developments, i.e. developments of up to 12 residential units in a row and four-storey apartment buildings up to 20 apartments and a basement. With the implementation of the new way in Category B developments, the necessary permits will be issued within a total of 80 working days.
The new form of licensing was considered revolutionary in the sense that previously some applications were pending for months or even years compared to today, which are issued in a much shorter time.
In order to deal with any illegalities or implementation of others (on site), the responsibility for the design and approval of the permits was transferred to the designers, with the NGOs conducting a preliminary check and in case they do not respond in time, then the permit is considered issued.
The results of the new process can also be seen from the audit of the EOA of Nicosia. It is estimated that similar problems of legality exist in other NGOs.
However, the EOA of Nicosia, according to information from "F", is concerned about the situation that has been created and is reportedly ready to take an initiative to deal with the problems observed.
