Sanctions for Violating the Condominium Management Act (ZUES): What They Are, How They Are Imposed, and What Practice Shows

Living in buildings under condominium ownership requires not only cooperation but also compliance with certain rules. The Condominium Management Act (ZUES) introduces specific obligations for property owners and residents. When these obligations are not respected, the law provides for administrative penalties. This article examines what the sanctions are, how they are imposed, and what real-life practice looks like on the topic.

What Violations Lead to Sanctions?

Sanctions under the ZUES apply in cases such as:

• Refusing to participate in the maintenance of common areas

• Failing to pay monthly fees or repair contributions

• Creating noise, pollution, or violating internal regulations

• Obstructing the work of the building manager or the managing board

• Carrying out illegal construction or alterations in common areas

Types of Sanctions under ZUES

According to Article 55 of the ZUES, the following fines are imposed for established administrative violations:

• Individuals – from BGN 20 to 100, and up to BGN 150 for repeat violations

• Legal entities – from BGN 150 to 350, and up to BGN 500 for repeat violations

In cases of serious and repeated violations, civil liability may also be sought, including through court proceedings.

Procedure for Imposing Sanctions

1. Establishing the violation – by the building manager, the managing board, or via complaints from neighbors

2. Drawing up a statement of findings – a document describing the violation, witnesses, date, and place

3. Warning the offender – verbally or in writing

4. Convene a general meeting – to discuss and decide on actions

5. Notify the competent authority – the municipal administration or mayor’s office, which may impose administrative penalties

6. Appeal – the offender has the right to appeal the sanction under the Administrative Violations and Penalties Act (ZANN)

Examples from Practice

• A neighbor who regularly creates noise after 10 p.m. receives a BGN 50 fine after several complaints and a written warning.

• An owner who refuses to pay elevator fees claiming they do not use it is ordered under Article 410 of the Civil Procedure Code to pay the due amounts with interest and legal costs.

• A tenant throwing garbage from the balcony is fined under the Waste Management Act, and the building manager files a claim for compensation to the condominium.

This article does not constitute legal advice or an opinion on any specific situation or entity, and does not claim to be exhaustive on the topic. For legal assistance in a similar case, a consultation with a lawyer is recommended.