When the new Swimming Pool Regulations of 2025 (Κ.Δ.Π. 231/2025) were published on 25 July 2025, Cyprus finally replaced a law that had been unworkable for more than a decade.

The new framework introduces a fair and realistic compliance process for communal pools — but it also places clear responsibilities on management committees, with a firm registration deadline of 25 January 2026.

Over the last eight years, I’ve been involved at every stage of the reform effort, beginning with the petition I launched in 2018 calling for the modernisation of the old law. Now that the reform has been implemented, committees across Cyprus are asking the same question:

“What exactly do we need to do to ensure our pool is compliant before the deadline?”

To help make the new requirements clearer, I’ll also be hosting a free online seminar covering the registration process, committee responsibilities, and the practical steps developments must take before January. You can find the details here: https://us06web.zoom.us/webinar/register/5917634561841/WN_BDTSueuaSK6s4Gyjg5j7ow.

This article sets out the answer in practical, straightforward terms.

1. Why the old law had to change

For many years, communal pools in residential developments were legally required to follow the same rules as large hotel and public pools, including:

• full-time lifeguards,
• dedicated changing rooms,
• hotel-grade facilities,
• and structural upgrades that were physically impossible for most complexes.

This “one-size-fits-all” approach left nearly every communal pool technically non-compliant, even when operated safely. As a result, the law became unenforceable in practice.

The reform process recognised this imbalance and aimed to create a realistic, modern, and enforceable frameworkinstead of an impossible one.

2. The new law: a fairer, more modern system

The 2025 Regulations introduce a categorised system that matches requirements to the type of pool.
For communal pools in apartment buildings, the focus has shifted decisively away from hotel-style infrastructure toward mechanical, biological, and operational safety.

The new requirements include:

• stricter standards for filtration performance,
• redundancy and flow verification,
• increased frequency of water testing and documentation,
• modern anti-entrapment protections,
• and accountable oversight through the new Responsible Person role.

The new law is more achievable, but also more detailed and stricter about how pools must be managed and monitored.

3. What committees must do before 25 January

Step 1 — Audit the pool

A full technical inspection is required to assess the pool’s mechanical, filtration, circulation, safety, and hygiene systems under the new standards.

Step 2 — Complete any required corrective works

Most pools will not require major structural changes, but many will need smaller mechanical or safety upgrades.
The audit identifies these clearly.

Step 3 — Appoint a Responsible Person (RP)

The RP is the individual formally accountable for ensuring ongoing compliance, safety checks, and operational oversight.
The RP’s details must be included as part of the registration submission.

Step 4 — Register the pool with the local authority

Registration requires submitting:

• compliance documentation,
• test results,
• audit findings,
• and the details of the Responsible Person.

Step 5 — Maintain proper records

The new law requires consistent logging of water testing, maintenance checks, and operational data.

Step 6 — Meet the deadline

All existing pools must complete the above steps by 25 January 2026.

4. A growing challenge: providers declining the Responsible Person role

As committees begin preparing for the new registration requirements, many are encountering an unexpected issue. We are receiving increasing feedback from developments across Cyprus that some property management and pool maintenance providers are:

• declining to take on the Responsible Person (RP) role,
• expressing uncertainty about the obligations involved, or
• in some cases, not informing committees of the new requirements or the registration deadline at all.

The reasons vary. For some providers, it is a concern about the personal liability attached to the role. For others, it may relate to whether their staff have the level of technical understanding and operational oversight required under the new law. In certain cases, it may simply be reluctance to take on the additional supervision, testing, and documentation responsibilities that a registered pool must now demonstrate.

Regardless of the reason, this trend is creating understandable confusion for committees — particularly where the provider responsible for maintaining the pool is unwilling to formally stand behind that maintenance.

It is important to understand that the RP role is not administrative. It requires:

• detailed knowledge of pool mechanical systems,
• understanding of the new legal requirements,
• the ability to monitor ongoing water quality and safety standards, and
• responsibility for ensuring all testing, control measures, and documentation are correctly maintained.

From a practical perspective, the provider who is already maintaining and operating the pool is usually the one best placed — and most appropriately equipped — to fulfil this role.
Where no RP is appointed, the responsibility and liability automatically fall back onto the Management Committee.

5. Three major risks committees often overlook

Risk 1: Financial penalties and possible criminal liability

Operating or allowing the use of an unregistered or non-compliant pool can lead to substantial financial penalties, enforcement action, and in serious cases criminal prosecution.

Risk 2: Liability if no Responsible Person is appointed

If a committee does not designate an RP, liability automatically transfers to the Management Committee as the collective pool owner, including for safety incidents, operational failures, or inadequate testing and record-keeping.

Risk 3: Insurance complications for unregistered or non-compliant pools

Insurers may delay, reduce, or refuse liability claims where a pool cannot demonstrate compliance with the new law.

6. What this means for your development

Every communal pool in Cyprus must now be:

• audited,
• brought into compliance,
• formally registered, and
• supervised under a designated Responsible Person.

Over the past few months, as we have been preparing our own internal compliance programme, it has become clear that these inspections are far more detailed than many committees may expect. Even when the required upgrades are relatively minor, they still take time to plan, complete, and verify — and the pool must meet every part of the new standard before registration can be submitted.

With the January deadline approaching, the practical challenge is that there are only a limited number of providers with the technical expertise, resources, and understanding of the new regulations to carry out inspections and corrective works to the required standard. As more developments begin this process later in the year, industry-wide availability is likely to become increasingly limited, with providers naturally operating on a first-come, first-served basis.

For this reason, we strongly recommend that committees begin the compliance process as soon as possible.

If your committee would like support in understanding the new requirements or ensuring your pool becomes compliant, please feel free to contact me. I am happy to help clarify the process or provide guidance where needed.

7. Free Online Seminar: Understanding the 2025 Regulations

Note: Assign this section the anchor ID “seminar” if your system supports it.

To support committees and owners across Cyprus, I will be hosting an online seminar covering:

• the new pool categories,
• committee responsibilities,
• what registration requires,
• common compliance pitfalls,
• the role and liability of the Responsible Person,
• what the audit includes,
• and recommended timelines to meet the January deadline.

A live Q&A will follow for specific questions.

The seminar is free, and recommended for:

• management committees,
• owners in communal developments,
• pool operators,
• and anyone responsible for pool oversight.

👉 Register for the Free Seminar on the 2025 Regulations
https://us06web.zoom.us/webinar/register/5917634561841/WN_BDTSueuaSK6s4Gyjg5j7ow#/registration

If you have already registered and received your confirmation, you do not need to do anything now — just click the meeting link once the session starts.

Final Thoughts

The 2025 reform is a major step forward for safety, clarity, and fairness.
For the first time, communal pools can achieve legal compliance without unrealistic construction requirements — but committees must now follow a clear, enforceable process.

Start early, audit the pool, appoint the right people, and register before the deadline.

If you need guidance or clarification, I am always happy to assist.

Seminar Registration

For those who would like to attend, registration is available here:
👉 CLICK HERE TO REGISTER
https://us06web.zoom.us/webinar/register/5917634561841/WN_BDTSueuaSK6s4Gyjg5j7ow#/registration

If you have already registered and received your confirmation, you do not need to do anything further.