After years of frustration, uncertainty, and legal grey zones, Cyprus has finally passed long-awaited reforms to the outdated swimming pool legislation — and not a moment too soon. For apartment complexes across the island, this marks a turning point. Under the previous framework, even the smallest shared pools — such as those serving six or seven residential units — were expected to meet the same licensing standards as large commercial hotels.

Most critically, a lifeguard was legally required to obtain a pool licence, regardless of the pool’s size, depth, or usage. While appropriate in some contexts, this blanket requirement was unworkable for the majority of communal properties. As a result, the system effectively collapsed. The vast majority of pools were operated informally — technically illegal, but tolerated.

That changed dramatically a few years ago when Paphos Municipality began enforcing the law aggressively, reportedly shutting down over 150 communal pools and launching legal action against several management committees. Some buildings managed to comply, but most closed their pools entirely — damaging the value of properties, reducing rental income, and undermining Cyprus’s reputation as a self-catering destination.

The Petition That Sparked a Legislative Breakthrough

Following the enforcement actions in Paphos that left many apartment complexes unable to legally operate their communal pools, Russell Flick, our Director of Property Management and author of The Ultimate Committee Handbook, began lobbying for change. This included media interviews, published articles, and the launch of an online petition that ultimately gathered support from over 8,000 signatories across Cyprus.

Reaching this threshold was more than symbolic — it triggered a government review process, which has been ongoing over the past few years. The petition along with its press coverage helped draw national attention to the unintended consequences of the outdated legislation and placed real pressure on policymakers to act.

Crucially, lobbying efforts have continued in the background, supported by thousands of owners who kept signing the petition and repeatedly raised the issue online and through social media. This ongoing public momentum ensured the problem was never allowed to fade into obscurity — and has now contributed directly to the successful passage of new legislation.

We’d like to sincerely thank everyone who supported the petition, shared the message, or helped raise awareness in any way.

Key Points of the New Law: What Communal Pool Owners Need to Know

Under the new legislation, swimming pools in Cyprus are now divided into three clear categories, each with different levels of oversight and licensing requirements. For the first time, communal pools in residential buildings are addressed directly — and the result is a far more balanced approach.

Category 1 (Type 1): Public or High-Risk Pools as the Main Activity of a Business

This covers pools where the pool itself is the main activity, such as:

• Water parks
• Swimming schools
• Sports centres
• Spa and wellness facilities

These are considered high-risk, high-traffic facilities — and must comply with the most stringent standards, including full licensing, professional staff, and robust safety infrastructure.

Why it doesn’t apply to communal pools:
Apartment complexes are not recreational businesses, and the pool is not the main activity.

Category 2 (Type 2): Pools Linked to a Commercial Service

This includes pools provided as a service connected to a business activity, such as:

• Hotels
• Tourist accommodation
• Campsites
• Hydrotherapy or wellness facilities

These pools are used as part of a broader commercial service and must meet licensing requirements, though with some flexibility depending on risk level.

Why it doesn’t apply to communal pools:
An apartment complex is not a business or tourism provider. The pool is not offered as a service — it’s a jointly owned facility used by owners, tenants, and their guests. Importantly, this remains true even if some of the private units in the building are rented out as short-term holiday lets. These units are individually owned, and the complex itself does not operate as a hotel or tourism business.

Category 3 (Type 3): All Other Pools — Including Communal Pools in Apartment Buildings

This is the broadest category, covering everything not included above — and based on the definitions of 1 and 2, it’s where communal pools fall.

The law explicitly states that Category 3 includes all swimming pools not falling under Category 1 or 2. It also clarifies that private pools or pools shared by up to five residential units are entirely excluded from regulation under this law — a sensible approach, as such pools carry minimal public health risk. This classification is important because it moves communal pools out of the legal grey zone — they are no longer treated like hotels, but they’re also not ignored. Instead, they’re subject to reasonable, risk-based oversight that reflects their actual use and scale.

What Are the Legal Requirements for a Category 3 Pool?

(Communal pools in apartment buildings with more than 5 units)

Under the new law passed in July 2025, communal swimming pools are now included under Category 3, with a separate set of obligations distinct from hotel or commercial pools. These requirements are less burdensome than in the past, but they are still legally enforceable.

1. Registration Required — Not a Licence

Communal pools no longer need to obtain a formal operating licence, but they must be registered with the competent authority (usually the local municipality or Ministry of Health). There is currently no standard form published as part of these new regulations, but registration must be submitted in writing. We recommend making initial contact by email, so you can demonstrate your attempt to comply while formal processes are still being established.

2. Appointment of a “Responsible Person”

Every communal pool must have a designated Responsible Person (Υπεύθυνο Πρόσωπο), who is personally liable for ensuring legal compliance. In a communal building, this role defaults to the members of the Management Committee unless someone else is formally appointed and registered.

The Responsible Person must ensure:

• The pool is clean, safe, and maintained properly
• Water quality is tested and monitored
• Any operational risks are addressed

3. Risk of Inspection

There are no mandatory scheduled inspections for Category 3 pools, but authorities have the right to carry out random inspections at any time. In the event of an incident (such as illness or injury), it is certain that the pool’s operating standards and compliance will be closely reviewed.

4. Legal Liability and Penalties

The penalties for failing to register or comply with operational obligations are significant:

• General violations
  – Fine of up to €2,000
  – Additional €500 per day until resolved
• If public health is endangered
  – Fine of up to €10,000
  – And/or imprisonment for up to 12 months

These penalties apply personally to the Responsible Person — meaning Management Committees can be prosecuted if they ignore their duties. It’s also important to note that criminal penalties are usually excluded from committee member liability policies, this is worth verifying with your insurance provider if additional coverage is potentially available.

This Is Just the First Step — Further Regulation Expected

The law also makes clear that further regulations can be introduced to clarify how pools should operate — including likely updates to maintenance procedures, signage, chemical use, supervision, access control and more. This measured approach is a major improvement. While the old law applied the same rules to a 5-star hotel and a 6-unit apartment complex, the new framework introduces proportionality — echoing EU standards (referenced directly in the legislation) which call for risk-based evaluation instead of blanket obligations.

What Should Committees Do Now?

Critically, it remains a criminal offence to operate a swimming pool in violation of the operational requirements. Committees permitting use of a pool without registration or outside of legal parameters risk criminal prosecution — especially now that authorities are expected to resume enforcement. While the revised law offers a far more realistic and fair framework, it also brings a heightened expectation of formal compliance. Many developments may now require practical support to meet these obligations — especially as the Responsible Person role now carries direct legal liability.

If your development operates a shared pool and needs assistance understanding the new requirements or completing the registration process, Qualitas can help.

Whether you’re currently a Qualitas client or not, we can assist with:

• Registration of communal pools under the new law
• Interpretation of legal responsibilities
• Formal designation or support of a Responsible Person
• On-site inspections, documentation, or compliance advice

We can support the registration process, assist with the role of Responsible Person where appropriate, and help establish proper operating procedures that meet the new standards.

What Comes Next

Attention now turns to the broader reforms of the communal property law, which remains under review. These long-awaited changes aim to modernise how apartment buildings are managed and bring long-overdue clarity to committee roles, voting rights, and enforcement mechanisms. At Qualitas, we are closely involved in this process through our role as founding members of the Cyprus Property Managers Association and our own direct consultation with relevant ministries. We’ve contributed insight based not only on our work across Cyprus, but also from our experience managing buildings in Ireland — which introduced similar reforms back in 2010.

Although the new communal property law has not yet passed, we already operate to the same high standards in Cyprus as we do in Ireland. That means we’ve seen first-hand how these frameworks work in practice — and how they can be successfully adapted for use here. We’ll continue to monitor developments and will provide updates as soon as further legislation is finalised.

Disclaimer: The information in this article is provided in good faith based on a detailed review of the legislation published in July 2025. It is intended to help owners and committees understand their obligations under the new framework. However, it does not constitute legal advice, and interpretations may vary depending on future regulations or individual circumstances. We recommend seeking formal advice or confirmation from the relevant authority for complex cases or legal uncertainties.