Most Greek city flats are situated within a polykatoikia, the multi-storey apartment block. When you own a unit within such a building, you own the flat but you are also a co-owner with the other owners of the shared parts of the building, including surfaces, installations and areas used in common. Understanding the shared aspects of your property is as important as understanding the aspects that are solely your own.
Polykatoikia meaning in plain English
“Polykatoikia” (πολυκατοικία) is the standard Greek term for an apartment building. Many Athenian city flats are situated within these multi-storey buildings, which were constructed during the post-war building boom of the 1950s to 1970s.
Buildings from this era were often constructed under the terms of antiparochi, where the landowner of a plot would have it developed into apartments, exchanging the plot for a proportion of the finished apartments rather than receiving cash.
Research published by the Athens Social Atlas into three Athenian apartment blocks documented long-term ownership and the role of inheritance in passing apartments between generations. This history helps explain the family connections behind many Athenian apartment buildings. Athens Social Atlas
Functionally speaking, a polykatoikia is often treated like a condominium in Athens: the owner of a single apartment is at the same time joint owner with the other owners of the structural parts of the building and the areas that are jointly used. The parts that are jointly owned are also jointly managed and maintained.
Your apartment and the building’s shared spaces
In a polykatoikia, there are two types of ownership: private ownership and ownership shared with the other apartment owners.
| Part of the property | Ownership or responsibility |
|---|---|
| Your apartment’s interior | Generally private, although structural elements and shared installations remain distinct. |
| Your balcony’s surfaces and railings | Responsibility can vary by component and by the building’s documents. |
| Stairwell, lobby and lifts | Generally shared by the owners. |
| Roof and building facade | Generally shared by the owners. |
| Main structural elements and shared pipes or wiring | Generally shared by the owners. |
| Garden and parking spaces | Depends on the building’s documents, including any exclusive-use rights. |
Several of the examples above, including your balcony and parking space, are building specific. The building’s documents are needed to establish the position in your case.
The building rules and ownership documents to request
There are two main documents to request when determining the specific rules for a building:
- The building regulations (kanonismos, κανονισμός). These set out the building’s internal rules, including how shared areas are used, how certain costs and charges are divided, and how decisions are taken.
- The Deed of Horizontal Ownership (Σύσταση Οριζόντιας Ιδιοκτησίας). This establishes the apartment as a separate property and defines its share in the jointly owned property.
It is best to ask the person who sold you the apartment, the notary who handled the purchase or inheritance, or the administrator of your building for copies of these documents. Remember that although two buildings may seem very similar, their internal rules may differ greatly.
Who the diaxeiristis is
The administrator of a building is known as a diaxeiristis (διαχειριστής). The administrator is generally appointed by the apartment owners at a general meeting, following the building’s rules.
The diaxeiristis is responsible for collecting koinoxrista, paying shared bills and dealing with building contractors.
POMIDA, the Greek property owners’ federation, provides guidance and documents for building meetings, management and obtaining a tax identification number for a building. Ηλεκτρονική Βιβλιοθήκη
How koinoxrista and cost shares work
Koinoxrista (κοινόχρηστα) are the shared charges of a building, such as:
- Cleaning of common parts.
- Lighting of the stairs.
- Repairs and maintenance of the lifts.
- Shared heating costs, where applicable.
- The building’s insurance, where provided.
- Repairs to common parts of the building.
Owners contribute according to the applicable building rules and expense allocations.
Each apartment has allocated shares called hiliosta (χιλιοστά), expressed in thousandths. The building’s ownership documents and expense allocation tables set out the shares used to calculate each owner’s contribution. Different types of expenses may use different allocations.
How owners agree repairs and maintenance
Decisions regarding repairs, especially large-scale ones such as the roof, facade or shared pipes, are generally taken through a meeting of the owners. The voting requirements depend on the building’s rules and the type of decision.
Owners living abroad need a plan for participating or being represented, since meetings are often held in person.
- Substantial repairs or bills generally need a decision by the general assembly of the building’s co-owners.
- Owners living abroad can arrange representation, subject to the building’s rules and the required authorisation.
- Your absence from Greece does not imply you won’t have a say in these matters. You will need to establish a way to participate, however, as meetings are often held in Greek, in person, at your building.
“Owning an apartment is just one part of the picture. As much as Home Watch Athens helps the owner abroad, the administrator of a building and how a building handles shared problems needs to be clearly explained as well to the owner abroad.”
Yanis, Founder of Home Watch Athens
A practical checklist for owners living abroad
Have the following on file even when there are no building issues:
- The administrator’s name and contact details.
- A copy of the kanonismos, or building rules.
- Your apartment’s hiliosta allocations for the principal expenses.
- Confirmation of how koinoxrista are charged, when they are due and how payment is currently made.
- Whether the building is managed by a professional company or by an administrator chosen by the owners.
- The date of the last general meeting, together with a record of what was discussed and any decisions made, such as required repair work, a planned vote or a dispute to be discussed at the next meeting.
While hopefully these points are all in place, if anything is missing, it is worth ringing up the administrator or a neighbour and asking for the information to be sent over to you. This will save a lot of hassle if, for example, a repair dispute arises.
For more on proposed changes affecting shared apartment buildings, see our Greece apartment building reform guide.
Home Watch Athens can assist members living abroad with ongoing building issues, collecting and maintaining relevant documentation, communicating with administrators and attending general meetings on their behalf where this has been agreed. Meeting attendance and technical works are separately agreed and charged as appropriate. Please see our administrative representation services for details.
This is a general introduction to how polykatoikies work. Because each building has its own rules and ownership shares, its documents are the starting point for understanding its internal organisation, alongside the applicable law.
Frequently asked questions
What does polykatoikia mean?
Polykatoikia is the Greek word for an apartment building or block of flats. It is typically a multi-storey building and is a common form of city residence in Greece, including Athens.
Is it similar to a condominium?
Yes, broadly speaking. You own your individual apartment and share ownership and responsibility for common parts of the building with the other owners. The precise arrangements depend on the building’s documents and Greek law.
Who manages shared spaces?
The building’s administrator, or diaxeiristis, manages day-to-day shared matters, collects shared charges and arranges work in accordance with the building’s rules and the owners’ decisions.
Where do I get the building rules?
From the notary who handled the purchase or inheritance of the apartment, the seller or the administrator of the building.
Why do I pay charges while abroad?
Being abroad does not automatically remove your responsibility for shared costs. Contributions for items such as lifts, stairwell lighting and shared repairs depend on the building’s rules and the relevant expense allocations.
Who can represent me at meetings?
Subject to the conditions laid out in the building’s rules, it may be possible to authorise another person to attend building meetings and vote on your behalf. Check the required authorisation with the administrator before the meeting.