Home Warranty in Cyprus & After-Sales Service

Short answer: In Cyprus, there is no single statutory warranty period table that applies to all projects for new homes; in practice, your sales contract determines the home warranty period. For this reason, ask for the separate periods for the structure, roof and waterproofing, installations, joinery and appliances, as well as the notification method and repair period, to be stated in writing in the contract. A warranty that is not in writing becomes disputable in practice.

This article has been prepared for those who have purchased or are about to purchase a new home in Northern Cyprus (TRNC) and want to know what to expect after handover. We explain what the warranty covers, how to report a defect, the typical faults that the Cyprus climate reveals in the first year, and how to plan maintenance after the warranty expires.

How long is the home warranty period in Cyprus?

In the TRNC, the home warranty period varies from project to project and is primarily the period stated in the contract. As of October 2026, we could not identify any regulation specific to new home sales that binds all contractors and sets out the periods item by item; liability for defects arising from general obligations and consumer law is a separate matter, and you should ask a TRNC lawyer about its scope.

The practices encountered in the market can be roughly divided into three groups:

• Short-term general warranty: Remedying all kinds of defects reported within a certain period after handover (usually expressed in months). This is seen in contracts with limited detail.
• Item-based warranty: Separate periods for structural defects, insulation, installations, joinery and appliances. This is the clearest option for the buyer.
• Referral to manufacturer’s warranty: For products such as air conditioners, combi boilers, water heaters and built-in appliances, the contractor transfers the manufacturer’s or authorised service warranty instead of providing its own warranty.

Whichever group you fall into, ask the same question: when does the period start? Key handover, the completion certificate date and title deed transfer may be months apart. For the buyer, the clearest solution is for the period to start on the signature date of the key handover report.

What does the warranty cover and exclude?

The warranty covers defects arising from construction and installation errors; it does not cover defects caused by use, lack of maintenance, subsequent renovations and natural wear and tear. This distinction is the point on which the two parties most often disagree.

The last row of the table is important: surface defects noticed on the day of handover but not recorded may not later be accepted as warranty claims. We explained how the handover report should be prepared, room by room, in our new home handover checklist article.

What should you expect from after-sales service?

Good after-sales service includes a defect reporting channel, a defined response time, requests with a record number, and written closure after repair. A warranty period that is long but has no clearly identified contact person provides less protection than a shorter system that actually works.

Before signing, ask the sales office the following questions and get the answers in writing:

• Which channel is used to report defects (email, form, telephone), and is a request record number provided?
• Is there a separate line for emergencies (water leak, electrical), and who can be contacted outside working hours?
• How quickly is a normal request answered, and what is the target period for repair?
• When you are outside the country, who enters the home and with what authority; how are the keys managed?
• Does the warranty continue if you rent out or sell the apartment?

Most of the requests received by Akol Global’s after-sales services department come within the first year and from owners living abroad. In our experience, submitting the request in writing with photos and videos significantly shortens the resolution time. In Akol projects, warranty coverage is defined separately in each contract; whichever project you buy from, ask for the coverage to be stated in writing in the contract.

How should a defect be reported?

As soon as you notice the defect, you should report it in writing, with evidence, through the channel defined in the contract. A notification made by telephone may not be recorded; in the final weeks of the warranty period, this difference becomes critical.

1. Document it. Take general and close-up photos of the defect; if there is a leak or noise, add a short video. Make sure they are dated.
2. Limit the damage. In the event of a water leak, turn off the valve; in the event of an electrical fault, turn off the relevant fuse. As the owner, you are also obliged to prevent the damage from increasing.
3. Report it in writing. Via the email or form stated in the contract; include the apartment number, the location of the defect, the date you first noticed it and photos.
4. Get a record number. Ask for a number or written confirmation showing that the request has been recorded.
5. Do not arrange the repair yourself. Except in emergencies, having another tradesperson carry out a repair without the contractor’s approval may weaken your warranty rights.
6. Get written closure. After the repair, request written confirmation that the work has been completed and, if necessary, the next inspection date.

A few weeks before the warranty period expires, it is a good habit to inspect the home from top to bottom once more and report every outstanding defect in a single written list. A defect reported within the period should remain within scope even if the repair is carried out after the period has expired; clarify this in the contract as well.

What appears in the first year in the Cyprus climate?

Most defects in a new home appear during the first winter and first summer; in Cyprus, the main reasons for this are water leaks caused by rain, winter humidity, expansion caused by summer heat and salty air on the coast. Treat the first 12 months as a test period.

• Winter rains: Weaknesses in terrace and roof insulation, water ingress around window edges and moisture from exterior façade cracks usually appear during the first heavy rains.
• Condensation and mould: In apartments that are closed and unheated in winter, mould may form especially on north-facing façades and bathroom ceilings. Part of this may be an insulation defect and part may be a lack of ventilation; a technical professional should make the distinction.
• Summer heat: Hairline cracks in plaster and paint, joint openings and joinery adjustment issues may be seen on sun-exposed façades.
• Salty air: In projects close to the sea, corrosion progresses more quickly on air conditioner outdoor units, metal railings and connection elements; the maintenance interval becomes shorter.
• Water and electricity: Fluctuations in water pressure, tank and pump settings, and fuses tripping frequently are among the issues often reported in the first months.

If you live outside the country, going through the first winter with a closed home that no one visits is risky; a small leak may go unnoticed for weeks. During this period, it makes sense to consider a property management service for regular home inspections. Akol Global’s rental and property management department is one of the teams that carries out such inspections.

Maintenance plan after the home warranty period ends

After the warranty expires, regular maintenance is what preserves the value of the home; budgeting the cost in advance is cheaper than facing a surprise when a defect appears. As a rough rule, you can consider an annual maintenance budget of approximately %0,5–1 of the home price; this is not an official rate, but a starting point used for planning.

For example, for an apartment worth 150.000 £, this rule means a maintenance reserve of approximately 750–1.500 £ per year. This amount is separate from the maintenance fee; the maintenance fee covers common areas, while the interior of the apartment is the owner’s responsibility. Major items such as air conditioner and appliance replacement do not occur every year, but building up this reserve makes your work easier.

What should be written into the contract for the warranty?

The contract should state the warranty period item by item, the start date of the period, the notification channel, response and repair times, and the buyer’s rights if the repair is not carried out. For where these clauses fit within the general contract checklist, see our article on what should be included in an off-plan home contract.

Also, do not overlook these two issues: whether the warranty is transferred to the new owner when the apartment is sold, and whether the manufacturer’s warranty documents for appliances will be given to you at handover. You are likely to have problems servicing an air conditioner that has no invoice or warranty document. For all the steps from signing to handover when buying off-plan, take a look at our main guide to buying off-plan property in Cyprus.

Frequently asked questions

Is there a legal warranty period for new homes in the TRNC?

As of October 2026, we could not identify any regulation for new homes that binds all contractors and sets out the periods item by item. Liability for defects arising from general law is a separate matter, and its scope should be assessed by a TRNC lawyer. Legislative texts can be accessed through the TRNC State Printing Office; however, in practice, the strongest protection is item-based home warranty periods written into the contract.

When does the warranty period start?

It starts on the date stated in the contract. Since key handover, the completion certificate and title deed transfer may take place on different dates, the start must be clearly defined. From the buyer’s perspective, the most understandable solution is for the home warranty period to start on the day the handover report is signed. If it is unclear, clarify it before signing; otherwise, if the title deed is delayed, part of the period may expire before you use the home.

Are air conditioners and built-in appliances covered by the contractor’s warranty?

In most projects, no; these products are delivered with a manufacturer’s or authorised service warranty. At handover, ask to be given the invoice or warranty document and serial number for each appliance. Problems arising from installation errors usually remain the contractor’s responsibility; have this distinction written into the contract and ask who is responsible for the first service maintenance.

What should I do if a defect occurs while I am abroad?

Make a written notification through the channel defined in the contract, with photos and videos, and obtain a record number. Determine in advance who will enter the home and with what authority; the person you leave the key with or the property management company should be defined in writing. For emergencies such as water leaks, have a local contact person and show them the location of the valves in advance.

If I sell the apartment, does the warranty pass to the new owner?

This depends on the contract. Some contracts attach the warranty to the apartment rather than to the individual, and the remaining period continues for the new owner; others cover only the first buyer. If you have a sale plan, ask about this clause before signing. A transferable warranty is also a value factor for a second-hand buyer.

What can I do if my warranty claim is rejected?

First, ask for the reason for rejection in writing and have an independent technical person (engineer or tradesperson) assess the source of the defect. If the defect is caused by a construction or installation error, submit the report to the contractor. If no agreement can be reached, obtain legal advice from a TRNC lawyer together with your contract, correspondence and technical report. During this process, consult your lawyer before having another tradesperson carry out work to remedy the defect.

To get information about the after-sales process and warranty coverage in Akol projects, contact us.

This article is for informational purposes only; it does not replace legal, tax or financial advice. Last updated: October 2026.