period of six months. The applicant alleges that he learned that his asylum claim had been rejected
only once he had left Greece for Sweden, where he was granted refugee status.
Relying in particular on Article 3 (prohibition of inhuman or degrading treatment) of the European
Convention, Mr E.A. complained about the conditions of detention in the Soufli and Venna border-
police stations, referring in particular to overpopulation, poor hygiene and lack of access to natural
light. Under Article 13 (right to an effective remedy) taken together with Article 3, he complained,
firstly, that he had not had an effective remedy to complain about those conditions, and, secondly,
of the shortcomings in the Greek asylum system at the relevant time. He also submitted that his
detention had been arbitrary, in alleged violation of Article 5 § 1 (right to liberty and security). Lastly,
under Article 5 § 4, he alleged that the judicial review of his detention had been ineffective.
Violation of Article 3 (degrading treatment) – concerning the conditions of detention in the
premises of the Soufli and Venna border police
Violation of Article 13 – concerning the lack of an effective remedy to complain about the conditions
of detention in question
Violation of Article 13 taken together with Article 3 – concerning the shortcomings in the asylum
system
No violation of Article 5 § 1
Violation of Article 5 § 4
Just satisfaction: 6,500 euros (EUR) (non-pecuniary damage) and EUR 1,845 (costs and expenses)
Zammit and Attard Cassar v. Malta (no. 1046/12)
The applicants, Carmel Zammit and Doris Attard Cassar, are Maltese nationals who were born in
1943 and 1957 respectively and live in Zabbar and Birkirkara (Malta) respectively.
The case concerned the capping of rent levels in Malta on commercial properties.
In October 2000 the applicants inherited a property from their uncle which had been built in the
1960s in Zabbar and which was leased since the 1970s to a company, E., on the basis of a voluntary
lease agreement. Under the relevant law on such leases, eviction and the fixing of rent could only
take place subject to the approval of the Rent Regulation Board (the “RRB”), which itself was bound
by limitations in the law. After having had the property valued, the applicants decided to increase
the rent and informed E. by judicial letter. E. refused the increase and, in May 2004, applied to the
RRB to dismiss the claim for the increase in rent. The applicants responded, arguing that the rent
should reflect market values. The RRB, referring to the recommendation by two court-appointed
architects that the rent should not be increased, dismissed the applicants’ request in January 2008. It
also held that it had no jurisdiction to decide on the applicants’ allegation of a breach of their
property rights under the European Convention on Human Rights. On appeal the matter was
referred to the constitutional jurisdictions. Ultimately, in July 2011, the Constitutional Court found
that, given that the original owner – the applicants’ uncle – had been fully aware of the legal
consequences when leasing the property, he and his successors – the applicants – could not now
complain of a breach of their rights under the European Convention.
Relying in particular on Article 1 of Protocol No. 1 (protection of property), the applicants
complained that the law in Malta had not allowed them to seek an increase in rent to reflect market
values, meaning that their rent had remained tied to fictitious 1914 values. Thus, according to the
applicants, the market rental value of the property during the first decade of their rental contract
had been 7,000 euros (EUR), whereas the rent payable to them had been EUR 862 per year; the rent
had subsequently been increased (to EUR 1,505 in 2013 with a further 5% increase from 2014
onwards) but only slightly. They alleged that these rent law restrictions had imposed on them an
excessive individual burden, particularly in view of the fact that their property had been leased to a
commercial enterprise.
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