The co-ownership modernization bill, presented by Justice Minister Giorgos Floridis and Deputy Justice Minister Giannis Bougas, is set to bring significant changes to apartment buildings across Greece. The bill includes specific provisions affecting tenants and buyers, as well as shared spaces and residents’ assemblies. This reform essentially follows the modernization of inheritance law, and the legislative drafting committee — which is expected to be established immediately — is due to complete its work by autumn, with the law set to be voted on by the end of 2026. The committee will be chaired by Supreme Court judge Konstantia Emmanouilidou and must finalize its work by September.
The 13 key changes for apartment buildings
1. The process of amending apartment building regulations that no longer meet current needs will be simplified.
2. Dispute resolution mechanisms between co-owners will be strengthened and accelerated, reducing the burden on the courts.
3. Issues arising from short-term rentals will be formally regulated.
4. Rules governing the establishment of horizontal and vertical property ownership will be updated, allowing apartments purchased under preliminary agreements to be registered in the Land Registry and subsequently transferred.
5. The right to build additional floors and undistributed ownership shares will be better utilized, through redistribution among co-owners or reversion to landowners. This provision is expected to unlock significant ownership stakes in existing apartment buildings.
6. Regardless of what a building’s existing regulations stipulate, owners will have the option to subdivide or merge large apartments — a measure aimed at addressing the housing shortage in major cities.
7. Anyone purchasing a property will be entitled to access and review the apartment building’s regulations before completing the transaction.
8. The role of the building manager will be reformed, along with the process for collecting common expense charges, in order to speed up collection.
9. A reserve fund and building insurance scheme will be introduced to address incidents such as the one that recently occurred in the Petralona neighborhood of Athens.
10. The voting thresholds required to approve decisions on necessary works and energy upgrades will be revised.
11. The minimum number of votes required to approve maintenance and energy efficiency upgrades for buildings will be reduced.
12. Changes will be introduced to facilitate the installation of rooftop solar panels, electric vehicle charging stations, and heat pumps in cases where owner disagreements have previously blocked progress.
13. Co-ownership provisions will be aligned with those of inheritance law.
Core shortcomings of the current framework
a) Quorum and decision-making: Strict majority requirements — reaching up to 100% for regulation amendments — make it nearly impossible to carry out essential repairs or energy upgrades in older apartment buildings.
b) Common expense management: The absence of clear legislation defining the role and responsibilities of building managers frequently leads to deadlock and legal disputes among residents.
c) Energy upgrades: Disagreements over shared spaces create significant obstacles to installing renewable energy systems (such as rooftop solar panels), electric vehicle charging stations, and heat pumps.
Proposed solutions
a) Simplified majority rules: Reducing the required voting threshold for key decisions, particularly those relating to repairs, maintenance, and energy efficiency upgrades.
b) Formal recognition of building managers: Establishing clearer rules governing the duties, legal standing, and obligations of those who manage residential buildings.
c) Modernized regulations: Introducing contemporary, standardized operational rules that reflect today’s needs. These changes are considered essential for safeguarding property values, reducing disputes within Greek households, and advancing modern building energy performance targets.
