Almost every disagreement in an apartment building, from who pays for the lift to whether a shop is allowed on the ground floor, comes down to one question: “What do the regulations say?” Yet many owners have never read them. Here is what the building regulations (kanonismos polykatoikias) are, what they include and how to use them in practice.
What the building regulations are
The regulations are the document governing the relationship between owners and with the building. They are usually drawn up as a notarial deed, often together with the deed of horizontal ownership, and registered with the land registry or cadastre. They bind all owners, including those who buy later.
What they usually cover
- Per-mille tables: general, lift, heating.
- Common expenses: which expenses exist, how they are split and which properties are exempt from some of them.
- Common and exclusive-use areas: roof, pilotis, parking spaces, storage rooms.
- Permitted uses: whether professional use, shops or short-term rentals are allowed.
- General assembly: how it is called, quorum, majorities.
- Manager: election, term, powers.
- House rules: quiet hours, pets, use of common areas.
Where to find the regulations
- Ask the manager or other owners for a copy.
- Check your purchase contract: it often mentions the number and notary of the regulations.
- Request a copy from the local land registry or cadastre office.
- Contact the notary who drew them up, if known.
What applies if there are no regulations
Some buildings, mostly older ones, have no regulations. In that case the general provisions of the law on horizontal ownership and the Greek Civil Code apply. In practice this leaves more questions open, so it is worth the owners considering drafting regulations with the help of a lawyer or notary.
How they are amended
As a rule, amending the regulations requires the agreement of all owners and a new notarial deed, unless the regulations themselves set a different procedure for certain matters. Day-to-day matters, such as choosing a cleaning service, do not need an amendment: they are decided by the general assembly.
Tip: keep a digital copy of the regulations and share it with all owners. Most disagreements are resolved faster when everyone reads the same text.
Regulations and common expenses
For calculating common expenses, the regulations are the key source: they define the per-mille tables and any exemptions. Once you enter these into BeeManager, each month’s split is calculated automatically, with the same rules for everyone.
Note: this article is for information only and is not legal advice.