Role and Responsibilities of the Building Manager under the Condominium Management Act (ZUES)

The building manager, also known as the condominium manager, is the central figure in the organization and daily functioning of a residential building. Their role is regulated by the Condominium Management Act (ZUES) and includes a wide range of responsibilities essential for the coexistence within the common property.

How Is the Building Manager Elected?

The building manager is elected at the General Assembly of the owners:

The decision is taken by a simple majority of those present
The building manager may be an owner, a tenant, or an external person (including a company)
The term of office is usually determined by the General Assembly — most often 1 or 2 years

After election, the manager is entered in the Book of Condominium Ownership, and for buildings with more than 15 separate units, they must also be registered with the respective municipality.

Responsibilities under ZUES

The building manager has the following key responsibilities:

Organizational:

Convenes the General Assembly at least once a year or upon request by 20% of the owners
Prepares the agenda, keeps and stores the minute book
Organizes voting, monitors quorum and validity of decisions

Administrative:

Maintains the Book of owners, tenants, and residents
Ensures compliance with the internal building regulations
Represents the condominium before institutions (municipality, police, service providers, etc.)

Financial:

Collects contributions for the “Repair and Renovation Fund” and other monthly expenses
Organizes payments to service providers and keeps full financial records
Presents an annual financial report to the General Assembly

Technical:

Organizes and oversees repairs and maintenance of common areas
Monitors the condition of installations (elevator, lighting, plumbing, etc.)

How Can the Building Manager Be Removed?

The building manager may be removed at any time in the following cases:

Voluntary resignation
By decision of the General Assembly with a simple majority
In case of serious violations or failure to fulfill their obligations under ZUES

After removal, a new building manager must be elected and a proper handover of documentation and financial reports must be carried out.