The thread of life was severed for over 50,000 people -based on the current count- following the devastating 7.8-magnitude earthquakes that struck Turkey and Syria on February 6, 2023. These seismic events left behind thousands dead and injured, while thousands of buildings collapsed like paper towers in a matter of seconds. In Turkey, construction adheres to Turkish codes for earthquake-resistant buildings; however, regrettably, they do not implement Eurocode 8 for Seismic Design of Buildings.
The two strong earthquakes, felt across Cyprus and causing deep concern worldwide, once again raised questions about the structural adequacy and safety of buildings in Cyprus. This led people to worry and seek answers to questions such as the following:
- How secure are the residences they occupy?
- What is the status of buildings in Cyprus?
- Which structures possess sufficient earthquake resistance?
- Which types of buildings might encounter issues during strong earthquakes in our region?
- Are our buildings capable of enduring earthquakes of a similar magnitude?
- What measures can be taken regarding older buildings?
Buildings and Seismic Resistance in Cyprus
The collapse or damage of a building during an earthquake stems from various factors, including the seismic intensity and the building’s construction quality—its design, construction methods, and the suitability of materials used.
The state of buildings in Cyprus is notably better than that in Turkey due to the stringent adherence to Eurocode regulations (European seismic standards) implemented since 2012. Specifically, Eurocode 8 governs the design and seismic reinforcement of structures. Therefore, buildings constructed post-2012 demonstrate adequate seismic resilience and structural reinforcement.
Buildings constructed between 1994 and 2012 followed Cyprus’s initial seismic regulations, the first of their kind in Cyprus. Although not as comprehensive as the Eurocodes, at the time, these regulations were considered satisfactory.
Chronologically, the three pieces of legislation on the seismic resistance of buildings are:
- 1994 Act: The Cyprus earthquake regulation was implemented.
- 1998 Act: Mandatory supervision implemented.
- 2012 Act: Upgrading seismic design with the application of Eurocode 8: Design of structures for earthquake resistance.
Consequently, buildings constructed from 1994 onward were designed with earthquake resistance in mind, while those built from 1998 onward were subject to mandatory supervision during construction.
The issue concerns buildings constructed before 1994. They need to be upgraded in terms of earthquake protection.
The government should enact legislation mandating the inspection of structural integrity for buildings and prioritize seismic retrofitting, particularly for older and public-use buildings.
A maintenance culture must be developed.
People shouldn’t panic, but they need to be informed about these concerns. It’s imperative to cultivate a maintenance culture for our buildings. Ignoring signs of damage, poor workmanship, or deterioration in our structures without conducting studies and necessary repairs is untenable. Regular inspections and upkeep are essential. Earthquakes exploit weaknesses and deficiencies within buildings, targeting those vulnerabilities.
By consistently maintaining and caring for our structures—even if they lack seismic design—there will likely be some level of resistance beyond what’s observed in Turkish buildings. Conversely, if these buildings are neglected, subject to the passage of time, wear, and aging, collapse during strong earthquakes becomes an inevitable consequence. It’s crucial to note that earthquakes are inherently unpredictable events. Their depth, intensity, and energy release significantly impact their effects. Predicting the extent of damage they can cause is extremely challenging.
Also, note that an earthquake is a major unpredictable event. The depth, intensity, the energy it releases, etc. matter a lot. And it is not easy to predict what damage it can leave behind.
The study on the regular inspection of buildings has been completed. Both the Parliament and the new Government await its findings.
In advocating for proper building oversight, the ‘Scientific and Technical Chamber of Cyprus (ETEK) actively promotes the adoption of Regular Building Inspections, with the issuance of a relevant suitability certificate. The comprehensive study is finalized and has been submitted to the relevant Ministries and Parliament for approval.
ETEK has diligently prepared for the implementation of Regular Building Inspections, having completed the requisite forms and forwarded them to the competent authorities and Parliament. As ETEK, we anticipate the institutionalization of Regular Building Inspections by the government. We hope that this will be among the initial priorities for the new government, regardless of its composition, to swiftly address.
In the pursuit of proper building oversight, the ‘Scientific and Technical Chamber of Cyprus (ETEK) actively advocates for implementing Regular Building Inspections, intending to issue a relevant suitability certificate. The study is prepared and has been submitted to the relevant Ministries and Parliament for approval.
ETEK has dedicated substantial effort to readying the Regular Building Inspection process. We’ve completed the necessary forms and forwarded them to the competent authorities and Parliament. As ETEK, we anticipate the state’s commitment to institutionalize Regular Building Inspections. We hope this will be among the primary priorities for the incoming government, regardless of its composition, to swiftly address.
In the initial stage, a regular inspection of buildings of public use should be implemented.
While ETEK has submitted a study encompassing all buildings, the initial phase focuses on implementing Regular Inspections for public-use structures, which hold paramount significance. In the event of an earthquake, ensuring the safety of hospitals, fire and police stations, schools, and venues accommodating large crowds—such as theaters and cinemas—takes precedence due to their potential for heightened impact.
Upon successfully instituting Regular Building Inspections in these public-use buildings, the initiative will extend to private properties. ETEK has advocated for this application across all buildings but proposes beginning with public-use structures before extending it to private ones. The inspection frequency is tailored based on the building’s age, type, and significance, determining the inspection intervals. Initial discussions on this matter have commenced in Parliament.
Electronic identity of buildings
ETEK is also promoting the electronic identity of buildings in which all the building characteristics will be recorded. It has already submitted a relevant proposal to the competent Authorities. ‘’With the electronic building identity, the citizen will find all the information about his building brought together. Cadastre, topographical, architectural, static studies, building permits, inspections. All the data will be registered electronically and every citizen or every prospective buyer will be able to find all the data simply and easily without having to refer to the various services. Several steps have been taken, and we have informed the relevant services. In Greece, it has already been implemented. We hope that this proposal will soon be adopted”.
Building Suitability Certificate
In my opinion, a system should be set up to first check the old buildings and afterward all of them, and a Certificate for their suitability to be issued. At this moment in time, there is no obligation for anyone to hold a Suitability Certificate. Just like the vehicle MOT, this should also be done for buildings, especially the old ones, and if they do not have a Building Suitability Certificate, access to these buildings should be denied.
Certificate of structural vulnerability or static adequacy
My proposal to the Parliament is to avoid mourning victims as in Turkey and Syria. Legislation is necessary for buildings constructed before 1994, requiring a Certificate of Structural Vulnerability Inspection (similar to the MOT for cars) signed by a professional engineer. Those who do not comply within a reasonable timeframe should face penalties, such as marking the property title with a memo indicating its unsuitability, resulting in the depreciation of its value, or, in extreme cases, prohibiting access to the building until the certificate is issued.
Quick Tips
Seek advice from an experienced professional for the proper inspection of earthquake resistance in your property. Regularly reassess your insured property and review your insurance policy accordingly. Carefully read the terms of your insurance contract. I’ll be happy to answer any questions you may have.
Important Note
This study is drafted to provide simple guidance to interested parties and has been drawn from various insurance, legal, and other sources. It does not constitute an exhaustive or comprehensive analysis of the legislation, nor does it represent legal advice. The expressed opinions are strictly those of the author and do not bind the company employing them. Any errors, if present, are of the author. Readers are advised to seek independent legal or insurance advice before applying the information contained in this study. For the current earthquake resistance capacity of your property, it is recommended to consult professionals.”
Earthquake Insurance
Prepare your home for the worst!
The recent earthquakes in Turkey and Syria, with their tragic death toll, have shaken our country as well, making protection from earthquake impacts our top insurance priority for our homes or properties.
Cyprus has historically suffered from seismic activity, often causing problems and cracks in homes and buildings. In the event of a major earthquake, building collapses may occur, especially in buildings constructed before 1994 when there was no seismic building code. Earthquake insurance for your home today is quite affordable and should be a must for any property in Cyprus.
If you take out a home loan, your bank will require you to insure it. Even if no one forces you, in my opinion, earthquake coverage is essential, especially in Cyprus, which is in a seismically active zone.
What damages does earthquake insurance cover?
The typical definition for earthquake insurance states: “It covers damages to insured objects from an earthquake or fire…”
This means that even if your building is constructed with necessary seismic measures, if it sustains damage from an earthquake and you have earthquake coverage, you will be compensated for those damages up to the insured amount, provided you are not underinsured.
Where can I find home insurance with earthquake coverage?
Home insurance with fire and earthquake coverage is quite common for residential properties and buildings. You will find these coverages in various insurance packages for both homes and businesses, although each insurance company may have different coverage and terms for each case. So, you will find earthquake coverage in all insurance companies. Just make sure it meets your needs.
Does it cover only the building or also my personal belongings?
If you choose both building and contents coverage, then you will be compensated for damages from an earthquake to your home and personal belongings. Pay attention to the insured amount for the building and contents coverage.
There might also be a deductible amount. The deductible is the amount that the insurance company does not compensate, so you must pay it from your pocket. In Cyprus, earthquake deductibles typically range from 0.5% to 2.5% of the insured amount for the building or contents, and they are usually proportionate to the height of the insured amount. The higher the insured amount for earthquakes, the lower the deductible. So read these terms carefully to know the deductible you would have to pay in case of an earthquake. I have not encountered any property contract with a zero deductible for earthquakes.
Example 1: Let’s say your contract has a building-insured amount of €300,000 and a 1% deductible. After an earthquake, the building sustains €5,000 in damages. In this case, you pay the €3,000 deductible from your pocket, and the insurance company pays €2,000 to repair the damage.
Example 2: Let’s say your contract has a building-insured amount of €300,000 and a 1% deductible. After an earthquake, the building sustains €100,000 in damages. In this case, you pay the €3,000 deductible from your pocket, and the insurance company pays €97,000 to repair the damage.
How much does earthquake insurance for a home cost?
It depends on various factors, such as:
- The insured amount for the building.
- The year of construction.
- Whether it is a permanent or vacation residence.
- The construction materials used.
- Whether it is for building coverage only or content coverage
As a rough estimate, in the market, you can find earthquake and fire insurance for a residential property starting from €100 per year for a €100,000 apartment.
From time to time, insurance companies may offer discounts, so compare the market to see how economically you can insure your home against earthquakes or fire.
In which cases is my home insurance not covered for earthquakes?
Every earthquake insurance policy comes with different exceptions. Typically, insurance companies do not cover earthquake damages if your home:
- Is an old construction (e.g., built before 1960, depending on the insurance company).
- Is not built to withstand earthquakes.
- Has previous earthquake damage.
- Has damages worsened due to construction defects?
Earthquake – Home: The lifesaving insurance that covers damages.
For more information and an earthquake insurance quote for your property, please fill out your details here, and we will contact you with no obligation.
