The Cyprus government has launched a public consultation on draft legislation that would introduce an independent Building Inspector regime for the first time, marking one of the most significant reforms to construction oversight in decades.
The proposals, published by the Ministry of the Interior, are designed to strengthen compliance with planning permissions, building permits and approved construction plans through mandatory inspections at key stages of development.
The consultation period will remain open until 7 July 2026.
Building inspector framework to improve compliance
Under the proposed amendments to the Roads and Buildings Law, independent Building Inspectors would carry out on-site inspections on behalf of the competent authority throughout the construction process.
The new framework would establish Building Inspectors as independent professionals responsible for verifying that developments comply with approved permits and statutory requirements.
A central electronic register of Building Inspectors would be maintained by the Cyprus Scientific and Technical Chamber (ETEK).
To qualify, inspectors would be required to:
Have been registered members of ETEK for at least 10 years.
Possess a minimum of 10 years’ professional experience.
Demonstrate extensive experience in design, project supervision or licensing procedures.
Hold a valid professional licence.
Maintain professional indemnity insurance.
Complete specialist training programmes.
Pass examinations jointly determined by ETEK and the Ministry of the Interior.
The legislation also proposes strict conflict-of-interest rules. Individuals involved in the ownership, development, design, supervision, construction or management of a project would be prohibited from acting as its Building Inspector.
Mandatory inspection stages for larger projects
The draft legislation introduces three inspection stages for developments covered by the new regime:
Possess a minimum of 10 years’ professional experience.
Demonstrate extensive experience in design, project supervision or licensing procedures.
Hold a valid professional licence.
Maintain professional indemnity insurance.
Complete specialist training programmes.
Pass examinations jointly determined by ETEK and the Ministry of the Interior.
The legislation also proposes strict conflict-of-interest rules. Individuals involved in the ownership, development, design, supervision, construction or management of a project would be prohibited from acting as its Building Inspector.
Mandatory inspection stages for larger projects
The draft legislation introduces three inspection stages for developments covered by the new regime:
Initial inspection following completion of foundations.
Intermediate inspection following completion of the building’s structural frame.
Final inspection upon completion of construction.
Following each inspection, the Building Inspector would issue an official report to the property owner, supervising engineer and relevant authority. Any irregularities identified would also be reported to ETEK and other competent authorities where necessary.
Developers and project teams would be required to rectify any breaches before works can continue. Authorities would retain powers to halt construction activities and seek court orders where serious non-compliance is identified.
A new Appeals Committee would be established, allowing parties to challenge inspection findings within 10 days. A €50 fee would apply for appeals.
Intermediate inspection following completion of the building’s structural frame.
Final inspection upon completion of construction.
Following each inspection, the Building Inspector would issue an official report to the property owner, supervising engineer and relevant authority. Any irregularities identified would also be reported to ETEK and other competent authorities where necessary.
Developers and project teams would be required to rectify any breaches before works can continue. Authorities would retain powers to halt construction activities and seek court orders where serious non-compliance is identified.
A new Appeals Committee would be established, allowing parties to challenge inspection findings within 10 days. A €50 fee would apply for appeals.
Development categories and inspection requirements
The accompanying draft decree categorises developments into four groups:
Category A – Residential developments of up to two units, where inspections remain primarily with the competent authority and at least 15% of permits are subject to sampling checks.
Category B – Certain residential developments already covered by existing fast-track planning procedures, with Building Inspectors conducting sample checks on 25% of permits.
Category G1 – Larger developments where Building Inspector inspections would be mandatory.
Category G2 – Complex developments including schools, hospitals, commercial schemes and tourism projects exceeding 1,500 square metres, where mandatory inspections would also apply.
The proposed rules would additionally cover extensions and alterations to existing buildings where the enlarged development falls within Categories G1 or G2.
Appointments of Building Inspectors would be made automatically through the government’s electronic ‘IPPODAMOS‘ system using a digital allocation process designed to ensure a fair distribution of assignments among registered inspectors.
Inspectors would be permitted to decline appointments up to five times within a three-year period. Beyond that threshold, they could be removed from the register for two years unless there is a valid justification or conflict of interest.
Building inspector: proposed fees and penalties
The draft regulations also establish the financial framework for the new inspection system.
Inspection fees would vary according to the size and category of the development and the inspection stage involved.
For developments up to 250 square metres, fees would start at €200 for initial and intermediate inspections and €250 for final inspections. For larger schemes, fees would increase progressively, with maximum charges ranging from €500 to €1,000 depending on the inspection stage.
Where multiple inspectors are required, fees would increase accordingly.
The proposals also introduce enforcement measures for Building Inspectors who fail to meet their obligations. Potential sanctions include:
Suspension from carrying out inspections for up to three years.
Permanent removal from the register.
A ban on preparing designs or supervising projects for up to 12 months.
Administrative fines of up to €5,000.
The competent authority would continue to conduct sample inspections and investigate complaints, while retaining the power to take enforcement action against both supervising engineers and Building Inspectors where breaches occur.
Permanent removal from the register.
A ban on preparing designs or supervising projects for up to 12 months.
Administrative fines of up to €5,000.
The competent authority would continue to conduct sample inspections and investigate complaints, while retaining the power to take enforcement action against both supervising engineers and Building Inspectors where breaches occur.
What the reforms mean for the Cyprus property sector
The proposed introduction of independent Building Inspectors represents a major shift in how construction compliance is monitored across Cyprus.
Supporters argue that the reforms could improve transparency, strengthen regulatory oversight and reduce unauthorised deviations from approved plans. However, developers, consultants and property owners will also be assessing the potential impact of additional inspection requirements, compliance procedures and costs.
With the consultation running until 7 July 2026, stakeholders across the construction and real estate sectors now have an opportunity to review and comment on what could become a significant new layer of development regulation in Cyprus.
Further Reading
Read the Unofficial translation: Draft Law Amending the Streets and Buildings Regulation Law
Further documents (in Greek) including the Consultation letter, Consulting Building Inspectors, Draft Regulation may be found on this page of the Cyprus Employers & Industrialists Federation website.
