This post explains reports about proposed changes to Greece’s apartment building rules. For owners abroad, the distinction between a proposal and a law matters: the final law may differ substantially from what is reported now.
Greece’s new Property Code was announced by the government on 2 July 2026. So far, however, there is no published draft law for us to read or for you to comment on in a consultation. This post will be updated when the draft law is published, placed out to consultation and when it becomes law. Meanwhile, Law 3741/1929 and the regime in your building’s regulation of horizontal property (kanonismos), as applicable, continue to govern your apartment and building.
The general impression abroad regarding new legislation due to be published regarding the management of apartments has been that 51% will be enough to decide matters affecting all flat owners in an Athens apartment block. However, the scope of that proposed majority has not yet been set out in a published draft.
We separate here for you what has been announced from what is already the case.
Until the Property Code for Greece is passed into law and comes into force, there will be no change as regards the running of apartment buildings in Greece. Home Watch Athens will keep members up to date regarding new notices, assemblies and works for their respective buildings under their monthly membership.
Status today: announced, not yet law
Greece’s planned Property Code was announced on 2 July 2026 by Justice Minister Giorgos Floridis and Deputy Justice Minister Ioannis Bougas. It will be worked on by a 13-member drafting committee chaired by Supreme Court judge Konstantia Emmanouilidou. Reports on the number of provisions scattered among existing laws that will be brought together in the new Property Code vary between about 1,000 and 1,100.
The bill has not yet been drafted, the public consultation has not yet taken place, and Parliament has not passed a new law. The current law must still be observed.
The law today: Law 3741/1929 and the Civil Code
For now, as stated in the government’s announcements, horizontal property rules under Law 3741/1929 and the Civil Code, as well as other provisions and court decisions, apply. What is most important for an individual building, however, is its own regulation (kanonismos), which determines how the building is managed, how decisions are taken and how expenses are shared among owners.
Many Greek laws and bylaws relating to property are still in a piecemeal form and complex to apply in practice. The fragmentation of laws relating to horizontal property has often been criticized. Reports say that increased majorities can lead to deadlock. Thus, the proposed new rules aim to prevent a small minority of owners from thwarting necessary repairs and upgrades to a building’s energy efficiency.
In reality, what you must comply with is the law, your title deed and your building’s regulation (kanonismos). If you have not already done so, obtain a copy of the regulation from your administrator.
What the government has announced
| Topic | Today | Proposed or announced |
|---|---|---|
| Maintenance and repairs | Decisions are taken under Law 3741/1929 and the building regulation. | A 51% majority and lower quorums have been reported for some decisions. The scope is still under consideration. |
| Reserve fund | Depends on the building and its regulation. | A compulsory reserve fund has been reported. |
| Building insurance | Generally not compulsory. | Compulsory building insurance has been reported. Separately, mandatory insurance of common areas has been reported for the end of 2026, but it has not been enacted. |
| Unpaid common charges | Charges are generally recovered through ordinary court proceedings, which can be slow. | A faster payment order route has been reported. |
| Building administrator | The role is defined by law and the building regulation. | A more formal role has been reported. Professional management for very large buildings is being examined. |
| Short-term lets in blocks | The building regulation matters. An Athens court ruled against short-term lets where a building’s regulation prohibited them. | A vote of at least 51% of ownership shares in favour of short-term lets has been reported, with further restrictions in saturated areas. |
| Building regulations | Held by the building. | Registration with the land registry (Ktimatologio) is under consideration. |
| Splitting or merging apartments | Existing regulations may restrict changes. | The proposals would allow owners to divide or merge apartments despite existing restrictions. |
These are outlines of intended changes and are subject to revision before any legislation is finalised.
What it could mean for owners abroad
The announced reform could affect three important issues for owners abroad who cannot attend building meetings:
- Decisions on repairs. A simple majority could approve works even when an owner abroad has not taken part in the decision. That owner may still be expected to pay their share.
- Collecting arrears. Payment orders could enable a building to recover unpaid charges more quickly than through ordinary court proceedings.
- The administrator’s role. A clearer definition of the administrator’s duties could make building management more formal.
The one thing that matters is that you stay informed about new developments. A note posted on a notice board for two months can have unexpected consequences. Equally, it is better to know who can receive email or phone messages on your behalf. Our guide to building representation for owners abroad looks at ways you can be represented at assemblies and kept informed about decisions made by your building.
“The owners I meet abroad are rarely caught out by a big legal change. They are caught out by a small notice they never saw: an assembly date, a roof quote, a common charge. If decisions are going to be taken with fewer votes, someone needs to be reading the building’s post.”
Yanis, Founder of Home Watch Athens
What is not in the announcements yet
Read this part carefully because many readers may assume these matters are included in the announced reform.
- Online assemblies and e-voting. None of the published reports reviewed for this post, including the ProtoThema report of 31 August, mention online assemblies or electronic voting. That does not establish what a future draft will say.
- Final thresholds. The reported 51% threshold is still under consideration. It is not yet clear which decisions it would cover.
- Transition rules. None have been announced for existing building regulations or for the date on which new rules would start to apply.
- Draft wording. No draft text has been published.
Timeline: what happens next
Timelines reported for the reform have changed. In July, the committee aimed to finish the bill by autumn and enact the code by the end of 2026 (ProtoThema English). Later reports pointed to early 2027, with a parliamentary vote around January 2027.
The likely steps are:
- Draft published. Expected by the end of 2026; not yet published.
- Public consultation. Greek bills are typically posted for public comment on opengov.gr. We will update this page when that happens.
- Submission to Parliament and a vote. Reported for early 2027.
- Start date. Not yet announced.
We will follow announcements from the Ministry of Justice and update this page.
What to do now
In the meantime, some homework for you:
- Get your building regulation and title deeds. Check how decisions are made for your building.
- Ask your administrator for the latest assembly minutes, building budget and current common charges position.
- Check your contact details with the administrator so notices can reach you.
- Identify who can act on your behalf. Consider whether you need a proxy or a power of attorney. Our guide explains when a power of attorney may be needed. A lawyer can advise you on the appropriate wording. We plan to publish a separate guide on voting at a building owners’ meeting from abroad and how a proxy works in practice.
- Look at your building. Older blocks have their own recurring problems. See our forthcoming guide to problems in older polykatoikia.
To understand how the system works today, read our forthcoming guide to common charges and the administrator.
Note: This is general information about announced proposals, not legal advice. The proposals may change and do not apply unless legislation is passed and comes into force. Check your building regulation and title deeds, and consult a lawyer about decisions that affect you.
Frequently asked questions
Is there a new apartment building law in Greece?
No. A Property Code was announced in July 2026, and a draft is expected by the end of 2026.
What is the main change proposed?
A simple majority of 51% has been reported for decisions on repairs and energy upgrades. The scope of any final rule is not yet known.
Will owners be able to vote online?
The announcements so far do not include online assemblies.
Does anything change today?
No. Law 3741/1929 and your building regulation still apply.