The building manager sends an email while you are abroad: there has been a leak from the roof all winter and some damage to the top-floor ceilings. He has got a quote for the repairs and would like you to pay your share as soon as possible.

You’ve never been to the roof and have no idea whether the quoted sum is reasonable.

Quick answer

  • The roof of an apartment building is generally common property. Its repair costs are normally shared by the apartment owners, rather than paid only by the top-floor owners.
  • As a general rule, costs are allocated according to the applicable ownership or expense shares, expressed as hiliosta (χιλιοστά, shares in thousandths).
  • Exceptions exist, including special provisions for roof terraces used by particular owners or a building regulation that sets a different allocation.

Always refer to the building’s regulation and founding deed before paying or disputing an invoice for roof repairs and maintenance. See our guide to the polykatoikia in Greece.

Is the roof common property in a Greek apartment building?

The roof, or stegi, is usually considered to be in common indivisible ownership by all owners of the apartment building, together with the land on which the building is situated and the building’s foundations, main walls, chimneys, courtyards, lifts and heating installations. This is set out in Article 2(1) of Law 3741/1929 on horizontal ownership.

The list includes other things serving the common use of the owners. Similarly, Article 1117 of the Civil Code provides that each apartment owner is a co-owner of the parts serving common purposes, including the land, foundations, main walls, roof and courtyard.

The roof does not belong only to the top-floor apartment, even if that is where the damage occurred.

Article 5 treats maintenance and repair of common parts as a shared burden where the co-owners have not agreed otherwise. The building’s regulation, or kanonismos, should therefore be checked first. thermomyl.gr

Who pays: top floor only, or everyone?

For a shared roof repair, the default rule under Article 5 of Law 3741/1929 is that owners contribute in proportion to the value of their apartments.

Note: The building’s regulation may specify a different method of sharing roof maintenance and repair costs.

Top-floor owners are not solely responsible for repairing the shared roof. Ground-floor owners also normally contribute. In general, the owners’ obligations apply regardless of whether they live in the building or abroad.

How are the costs split? Understanding hiliosta

Each apartment is assigned ownership shares expressed in thousandths, known as hiliosta. These appear in the founding deed and the building’s allocation tables or regulation.

For example, if an apartment has 80 out of 1,000 of the shares applicable to that expense, it will be charged 8% of the shared roof repair cost.

Two checks before you pay:

  • Use the applicable hiliosta in your own documents, rather than an estimate.
  • Confirm whether the roof repair uses the general ownership shares or a separate expense allocation specified in the building’s regulation.

Different expenses may use different allocation tables. How everyday costs are billed is explained in our koinoxrista guide for owners abroad. Large repairs may be collected separately from the regular monthly charges.

What if the roof is an exclusive-use terrace?

Article 7 of Law 3741/1929 treats roof terraces, or iliaka domata, similarly to the roof.

Where a terrace is not used by all owners, Article 7(2) provides a special default allocation:

  • The owners entitled to use it pay half the repair cost.
  • The other half is shared between those owners and the remaining owners, in the applicable proportions.

This applies unless there is a contrary agreement. The users therefore contribute to both parts of the calculation, rather than paying exactly half while everyone else pays the remaining half. nomoskopio.gr

Two further points:

  • Exclusive use of a roof area does not necessarily mean ownership of the roof structure. Waterproofing, slabs and drains may serve the entire building.
  • Athens Court of Appeal decision 4382/2015 discusses the formal requirements for granting exclusive use of common areas. An informal arrangement is not enough: the relevant agreement requires all owners’ consent, a notarial document and registration. Ask a Greek lawyer or notary to check the documents governing your terrace. dsanet.gr

How does the owners’ vote work?

Rules concerning decisions about repairs and maintenance are usually set out in the building’s regulation, so it is worth checking that first.

  • Agreed voting rules: Article 4(1) of Law 3741/1929 allows owners, through an agreement requiring everyone’s consent, to establish meeting and majority rules for decisions concerning the maintenance, improvement and use of common parts. This does not mean every subsequent repair decision requires unanimity.
  • Default administration rules: Where applicable and where the building documents do not resolve the issue, Article 789 of the Civil Code provides for ordinary administration to be decided by a majority calculated according to ownership shares. TaxHeaven
  • Substantial changes: Under Article 792, a substantial alteration or disproportionately expensive addition to common property cannot simply be imposed by a majority. A necessary roof repair should not automatically be treated as such an alteration merely because it is expensive. nomoskopio.gr
  • Deadlock: Under Article 790, a co-owner can ask the court to regulate administration where it has not been settled by agreement or majority decision. The court may appoint an administrator where necessary. TaxHeaven

The quorum, meeting notice requirements and voting threshold for your proposed repair should be checked against the documents governing your building. Ask the manager for the relevant provisions.

The practical arrangements are covered in our guide to apartment-building owners’ meetings.

If someone will represent you, see our guide to power of attorney for property issues in Greece.

Is the law changing?

The Ministry of Justice announced an initiative on 2 July 2026 to modernise the horizontal and vertical co-ownership framework, including the rules dating from 1929.

The Ministry announced a drafting committee chaired by a Supreme Court judge. Its stated aim was to complete the committee’s work by autumn and legislate a Property Code by the end of the year. These are announced objectives, rather than confirmation that new rules have already taken effect. Υπουργείο Δικαιοσύνης

Press reports about lower voting thresholds, compulsory building funds or insurance should be treated as proposals until the relevant legislation is enacted.

For a repair decision, use the law currently in force and your building’s documents. Follow developments in our guide to the apartment-building reform.

What about emergency roof repairs?

It makes sense to arrange necessary temporary protection for a leak, such as patching a failing section or clearing a blocked drain, while keeping a record of the action taken. Roof work should be carried out by an appropriate professional with safe access.

Article 5(α) of Law 3741/1929 permits a co-owner to repair common parts, subject to contrary agreements and provided the work does not harm other owners’ rights or change the usual purpose of those parts.

Building regulations may also grant the manager powers to act in an urgent situation. Our diaxeiristis guide explains the manager’s functions in more detail.

Ask the manager for:

  1. The quote and, once issued, the invoice.
  2. Photographs of the damage.
  3. The date owners were notified.

Keep dated photographs and records of all notifications of the leak, along with subsequent communications and actions. Also see our notes on storms and empty homes for general checks around your building during storm season.

What should owners abroad keep on file?

  • The founding deed and building regulation, including the applicable hiliosta and any special roof or terrace clauses.
  • Minutes of the meetings held to discuss the roof and the distribution of expenses.
  • Written quotes and the final contract or order.
  • Photographs before, during and after the work.
  • The invoice, receipt and proof of payment.
  • Any guarantee for waterproofing or roofing work.

With these documents together in one folder, a roof bill can be checked in minutes.

Many owners abroad are asked by the local representatives of the owners to pay for roof repairs which they cannot see. Requests for quotes, minutes of meetings where the roof was discussed and repaired and photos of the problem before payment is made are sensible. And it is wise to have a third party check the roof or the top-floor ceiling before any masonry is demolished.

Yanis, Founder of Home Watch Athens

How Home Watch Athens can help

Home Watch Athens is a founder-led, members-only property oversight service for owners of homes in Athens and Attica who live abroad. We do not offer short-term rental property management or legal advice.

Through our administrative representation service, we can attend polykatoikia owners’ meetings, vote as instructed where the required authorisation and building rules allow it, and send a written summary afterwards. We can also review building charges and flag increases that seem unusual.

Our monthly property checks include visual checks of accessible balconies and terraces, accessible drain areas, and signs of moisture inside the property. You receive a report with photographs of the findings.

Where repairs are needed, our maintenance and technical oversight service can help coordinate quotes and agreed work. The scope and cost are quoted separately and require your written approval.

Find out more about our property management service in Athens.