First, do as much as safely possible to stop or reduce further water damage to your apartment. Then take photos and inform the apartment above and the building administrator as soon as possible. Also inform your own insurance company promptly and, if necessary, your legal adviser.
Remember, the upstairs owner is not automatically responsible for water entering your apartment below. Proper tracing of the source and cause of the leak is necessary before discussing who should pay for repairs.
What to do first if water is entering your apartment
- Move valuable belongings away from the affected area, provided it is safe to do so. Do not handle wet electrical devices or connectors.
- Do not touch switches, sockets or other fittings that may have come into contact with water. Treat any area where water meets electricity as hazardous and have it checked by an electrician.
- Contain spreading water with buckets or towels where safe. Avoid affected areas if there is an electrical risk or signs that the ceiling may collapse.
- Arrange for the source of the leak to be stopped as soon as possible. Leave decorative repairs until the leak has been resolved and the affected surfaces have dried.
- Inform the upstairs apartment’s occupant or owner and the building administrator, or diaxeiristis, as quickly as possible.
If the leak is severe and spreading fast, contact an emergency plumber and the building administrator immediately. If there is immediate danger to people, contact the emergency services.
Documenting the damage and notifying the right people
Document the damage before repairs, where it is safe to do so:
- Take dated photographs of water entering through the ceiling and any damaged items below. Take further photographs or video as the problem develops.
- Record the date and time you first noticed the leak. Note whether it is constant or comes and goes, and whether it coincides with events such as a shower being used in the apartment above.
- Keep a record of correspondence with the apartment above, the building administrator and other relevant parties, including emails and messages.
- Record whether the upstairs occupant or owner responded, what they said, and any unsuccessful attempts to contact them.
This written evidence will remain as a record of when and how the leak appeared, regardless of where the problem turns out to be. Insurers, plumbers and others investigating the problem may need to refer to this history.
Why a wet ceiling does not identify the source
A damp patch on your ceiling indicates where water is appearing, but not necessarily where the leak originated. Water can travel sideways through a slab, along a pipe run or through a wall cavity before appearing on a wall or ceiling.
The source therefore needs to be traced before responsibility for repairs can be assessed.
Thermal imaging may help locate areas that need investigation. However, FLIR explains that thermal cameras detect temperature patterns rather than directly seeing moisture inside walls. A pattern suggesting moisture should be checked with a moisture meter. Flir
A fuller explanation is available in FLIR’s guide to detecting water leaks with thermal imaging.
Private plumbing versus shared pipes or roof leaks
The source may involve private plumbing within an individual apartment or shared parts of the building.
- Private plumbing: A washing machine connection, internal pipe or bathroom fitting serving only the upstairs apartment may be a private repair matter. Responsibility for the resulting damage still needs to be assessed separately.
- Shared pipes: A vertical plumbing stack serving multiple apartments may be a shared building matter rather than one owner’s sole responsibility.
- Roof leaks: Water appearing below a top-floor apartment may originate from the roof rather than that apartment’s plumbing.
Finding the source of a leak and establishing who is responsible for the resulting damage are separate steps. The location where a drip appears is a useful clue, but does not settle either question on its own.
Who pays: what must be established first
Do not assume that the upstairs owner must pay simply because water is appearing on your ceiling. The following need to be established:
- The plumber’s or other tradesperson’s findings about the source and cause of the leak.
- Whether it involves private plumbing, shared building pipes, the roof or another part of the building.
- The terms of the building’s kanonismos, or rules.
- The relevant insurance policies and their terms.
Shared building matters may need to be discussed with the administrator and the owners. If responsibility remains disputed, a qualified Greek lawyer can review the findings and advise on the options for your specific circumstances.
“From my experience with leakages, when water is coming in we first try to document the incident and get to the bottom of the matter to find the cause of the problem and then we can discuss who is to blame.”
Yanis, Founder of Home Watch Athens
Insurance, quotes and drying before decoration
- Check whether water damage is covered under your home insurance and notify your insurer promptly. Check the policy’s notification requirements.
- Get a written repair quote for the damage to your own apartment, separate from the repair needed to stop the leak at its source.
- Wait for the affected surfaces to dry sufficiently before redecorating. Painting or replastering a damp surface can lead to the finish failing and the work needing to be repeated.
- Keep dated correspondence with the upstairs owner, administrator, tradesperson and insurer, alongside your photographs.
For more on checking your policy, see our guide to Greek home insurance for overseas owners.
Managing access and follow-up while abroad
Dealing with a property problem from abroad can be difficult. Home Watch Athens can help members coordinate the practical response, document damage and communicate with the building administrator and the apartment above.
If the upstairs neighbour is unavailable, contact the building administrator. They may be able to help reach the owner and identify shared systems that could be affected.
Access to another owner’s private apartment requires appropriate permission. Work through the administrator where necessary and keep requests and responses in writing.
A local representative can liaise with the relevant people and arrange for a plumber or other appropriate tradesperson to investigate. Our guide to coordinating home repairs in Athens without being there explains the practical steps.
Home Watch Athens can document damage while an owner is abroad and liaise with the apartment above and the administrator as agreed. Technical work and attendance beyond a normal membership visit are agreed and charged separately. See our maintenance and technical oversight services for details.
This information is general guidance and does not determine responsibility in a specific case. Any unresolved dispute should be reviewed by a qualified Greek lawyer.
Never force entry into another apartment. A leak near electrical equipment must be treated with extreme caution and checked by a qualified electrician.
Frequently asked questions
What should I do as soon as I discover a leak?
Move valuable belongings away where safe, avoid wet electrical devices and fittings, contain the water where possible, and notify the apartment above and the building administrator. Arrange prompt help to stop the source.
Is the upstairs owner always responsible?
No. The leak may originate from private plumbing, a shared building pipe, the roof or elsewhere. The source and cause need to be established before responsibility can be assessed.
What if the leak comes from a shared pipe?
A pipe serving multiple apartments may be a shared building matter. Ask the plumber to document which pipe is leaking and which properties it serves, then involve the building administrator.
Which photos and reports should I collect?
Keep dated photographs and video of the damage, written correspondence with the upstairs occupant or owner and administrator, and the findings and repair records from any plumber or other tradesperson involved.
What if the neighbour cannot be reached?
The building administrator may be able to help contact the upstairs owner or arrange investigation of shared infrastructure. Access to a private apartment still requires appropriate permission.
Can someone manage the response while I am abroad?
Yes. A local representative can attend as agreed, document the damage, liaise with the administrator and apartment above, and arrange a qualified tradesperson to investigate and address the source.
Home Watch Athens offers this practical coordination for members, with additional attendance and technical work agreed separately.