Monday, 25 January 2016 17:46

Residents gearing up for hotel battle

Kapetanios Odyssia Hotel Kapetanios Odyssia Hotel

A reader in Limassol recently contacted the Cyprus Weekly with concerns over an ongoing battle between the owners of Limassol’s Kapetanios Odyssia Hotel and the administrative committee of the area’s Enaerios Complex of buildings.

The dispute centres on plans by the Kapetanios Odyssia to build a new wing to their hotel, which falls on land that, according to the committee, is under common ownership and not owned exclusively by the hotel.


In October 2015, the hotel gave notice to their employees that the hotel will be closed for nine months until June 2016, in order for a new wing of the hotel (formerly known as Kanika Pantheon) to be constructed.

On Kapetanios Odyssia’s website, the hotel’s administration writes the property ‘will be closed for renovation and the construction of an indoor swimming pool until June 2016’.

In a letter to the Cyprus Weekly, one angry Enaerios owner wrote: “In order for the hotel to be granted a permit, they would be required by law to have the agreement of the 602 common owners [in the Enaerios complex].

“Not only has this not happened, the hotel has not even informed the common owners or the administrative committee of its plans and seems to be relying on a strategy … which is to proceed and build without permits and then rely on … a timid response from the authorities.”

Hotel owners

When contacted by the Cyprus Weekly, the Kapetanios Odyssia’s Managing Director, Andreas Hadjieraclis Kapetanios, said his hotel is a licensed hotel with no need to get approval from anyone, as the complex owns its own title deeds.

“There are plans to extend the hotel within the plot for which we have applied. Granting the permission is a matter for the municipality: no one will ask for the committee’s approval.”

Kapetanios explained that the hotel’s land is owned by the hotel for which it has all permits, the latest dating from December 2014.

When contacted by the Cyprus Weekly, the Limassol Municipality’s municipal secretary confirmed that they had received an application from the Kapetanios Odyssia for the renovation and that approval was pending.

In her written reply, municipal secretary Giorgoulla Leonida added that in November 2015, the municipality had given written instructions to the Kapetanios Odyssia’s owners not to proceed with any renovations until the plans had been approved.

However, the dispute with owners from the surrounding Enaerios complex of buildings – which has over 700 units and offices – remains unresolved.

A grand history

The Kapetanios Odyssia Hotel falls within Limassol’s prestigious Enaerios Complex: a group of 13 buildings built by the Kanika Group in 1984. The site is the biggest-ever constructed in Cyprus and incorporates over 750 apartments, shops, offices and even a hotel.

It occupies such a role in Limassol’s landscape that the beachfront area is commonly referred to as the ‘Enaerios district’.

Since completion, most of the complex has been sold off to private investors but the entire area has a long history of changes to its original plans, including two changes of use by the developers which had gone more or less unchallenged until 2010.

During this year, several unit owners got together to form the ‘Enaerios Owners and Residents Association’ assuming the owners’ proxy in the 2011 Annual General Meeting to ensure they will have their say in the future.

The Association was registered with the Interior Ministry in November 2011, giving the owners control of the Administrative Committee, which had been run by the hotel’s administrative staff for over 20 years.

Residents feel the hotel’s divergence from initial plans has deprived the complex of almost 200 parking places and the hotel’s fencing restricts apartment owners’ freedom of movement within their own property.

They also condemn the demolition of the common tennis court by the hotel, and the deprivation of unobstructed use of the swimming pool.

Relations are obviously strained and a lawsuit was filed in 2013 by the Association against the Hotel for unpaid common expenses of €150,000.

The Administrative Committee members say they do not want to interfere with the hotel as such, but do have objections to further unlawful extension works.

They expressed a determination to put a stop to any more construction and external changes that are not approved by the title deed’s co-owners.

On the issue of the outstanding common expenses, Andreas Hadjieraclis Kapetanios said that the administration committee of the hotel is a separate entity, as there is no common ownership or obligation to participate in any common expenses.

Official replies

The Administration Committee sent letters to the Municipality and the Cyprus Tourism Office in October 2015, pointing out numerous violations and voicing the owners’ concerns. According to the committee, they have not received a reply to date.

The 602 unit owners meanwhile say they do expect answers and want to make sure their voices are being heard and the law respected.

Article as published in The Cyprus Weekly of January 22, 2016 

Mary Anglberger

I’ve been travelling the world for over 20 years teaching English and am now taking time to follow my passion for photography and writing. I want to share all the things, events and people that have inspired and inspire me and spread those positive vibes all around.

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