{"id":1410,"date":"2025-07-18T12:04:44","date_gmt":"2025-07-18T10:04:44","guid":{"rendered":"https:\/\/gik-services.hr\/zakon\/vodic-kroz-novi-zakon\/"},"modified":"2025-09-08T10:50:36","modified_gmt":"2025-09-08T08:50:36","slug":"vodic-kroz-novi-zakon","status":"publish","type":"zakon","link":"https:\/\/gik-services.hr\/en\/zakon\/vodic-kroz-novi-zakon\/","title":{"rendered":"Guide to the New Law"},"content":{"rendered":"<p>&nbsp;<\/p>\n<p data-start=\"221\" data-end=\"296\"><strong>Law on Building Management and Maintenance (in force from 1 January 2025)<\/strong><\/p>\n<p data-start=\"298\" data-end=\"507\">The new Act introduces clearer roles for co-owners and building managers, strengthens maintenance standards and oversight, and emphasizes long-term investment, energy renovation, safety and financial planning.<\/p>\n<p data-start=\"509\" data-end=\"549\">\n<p data-start=\"509\" data-end=\"549\"><strong>Community of Co-Owners (Articles 7\u20138)<\/strong><\/p>\n<ul>\n<li data-start=\"552\" data-end=\"633\">A <strong data-start=\"554\" data-end=\"570\">legal entity<\/strong> (association form) composed of all owners of individual units.<\/li>\n<li data-start=\"636\" data-end=\"669\">Assets: <strong data-start=\"644\" data-end=\"668\">reserve fund account<\/strong>.<\/li>\n<li data-start=\"672\" data-end=\"768\">Internal relations governed by a <strong data-start=\"705\" data-end=\"731\">Co-ownership Agreement<\/strong> (equated to an association statute).<\/li>\n<li data-start=\"771\" data-end=\"839\">Can acquire rights\/obligations, sue and be sued <strong data-start=\"819\" data-end=\"838\">in its own name<\/strong>.<\/li>\n<li data-start=\"842\" data-end=\"949\">Name format: \u201c<strong data-start=\"856\" data-end=\"868\">Building<\/strong> + address\u201d; for multiple entrances\/sections, the address is agreed by co-owners.<\/li>\n<li data-start=\"952\" data-end=\"1051\">Non-taxable on its basic activity; taxable only if it performs <strong data-start=\"1015\" data-end=\"1038\">business activities<\/strong> in addition.<\/li>\n<\/ul>\n<p data-start=\"1053\" data-end=\"1094\">\n<p data-start=\"1053\" data-end=\"1094\"><strong>Registry of Communities (Article 9\u201310)<\/strong><\/p>\n<ul>\n<li data-start=\"1097\" data-end=\"1175\"><strong data-start=\"1097\" data-end=\"1107\">Public<\/strong> electronic registry, kept by the state geodetic\/cadastre authority.<\/li>\n<li data-start=\"1178\" data-end=\"1352\">Holds data on communities, managers, buildings, units, owners, reserve payers, areas, warnings for house-rule violations, the Co-ownership Agreement and subsequent decisions.<\/li>\n<li data-start=\"1355\" data-end=\"1476\">Manager files the <strong data-start=\"1373\" data-end=\"1399\">electronic application<\/strong> (ZIS system). Changes must be reported <strong data-start=\"1439\" data-end=\"1457\">within 15 days<\/strong> of becoming known.<\/li>\n<li data-start=\"1479\" data-end=\"1570\">If not yet registered, the manager must apply <strong data-start=\"1525\" data-end=\"1543\">within 90 days<\/strong> of taking over management.<\/li>\n<\/ul>\n<p data-start=\"1572\" data-end=\"1621\">\n<p data-start=\"1572\" data-end=\"1621\"><strong>Registry of Building Managers (Articles 11\u201312)<\/strong><\/p>\n<ul>\n<li data-start=\"1624\" data-end=\"1698\"><strong data-start=\"1624\" data-end=\"1634\">Public<\/strong> electronic registry, kept by the State Geodetic Administration.<\/li>\n<li data-start=\"1701\" data-end=\"1784\">Manager applies electronically via ZIS; changes must be reported <strong data-start=\"1766\" data-end=\"1783\">within 8 days<\/strong>.<\/li>\n<li data-start=\"1787\" data-end=\"1852\">New manager must be registered <strong data-start=\"1818\" data-end=\"1836\">within 90 days<\/strong> of taking over.<\/li>\n<\/ul>\n<p data-start=\"1854\" data-end=\"1907\">\n<p data-start=\"1854\" data-end=\"1907\"><strong>Separation \/ Merger \/ Termination (Articles 13\u201316)<\/strong><\/p>\n<ul>\n<li data-start=\"1910\" data-end=\"2052\">Separate communities may be formed for distinct functional units\/buildings on the same parcel (<strong data-start=\"2005\" data-end=\"2024\">simple majority<\/strong> of the unit splitting off).<\/li>\n<li data-start=\"2055\" data-end=\"2126\">Communities splitting off assume rights\/obligations <strong data-start=\"2107\" data-end=\"2125\">proportionally<\/strong>.<\/li>\n<li data-start=\"2129\" data-end=\"2238\">Communities on one parcel share common-area costs proportionally and are <strong data-start=\"2202\" data-end=\"2220\">jointly liable<\/strong> to third parties.<\/li>\n<li data-start=\"2241\" data-end=\"2464\">Liability: the community (and <strong data-start=\"2271\" data-end=\"2282\">jointly<\/strong> all co-owners and the manager) is liable for damage from poor maintenance; the manager may be exonerated if they <strong data-start=\"2396\" data-end=\"2435\">proposed necessary works in writing<\/strong> and co-owners rejected them.<\/li>\n<li data-start=\"2467\" data-end=\"2580\">Termination: e.g., only one owner remains or merger; manager files termination in the Registry <strong data-start=\"2562\" data-end=\"2579\">within 8 days<\/strong>.<\/li>\n<\/ul>\n<p data-start=\"2582\" data-end=\"2628\">\n<p data-start=\"2582\" data-end=\"2628\"><strong>Proceedings before Authorities (Article 17)<\/strong><\/p>\n<ul>\n<li data-start=\"2631\" data-end=\"2762\">The manager or a duly authorized proxy <strong data-start=\"2670\" data-end=\"2684\">represents<\/strong> the community in all proceedings. Venue: court where the building is located.<\/li>\n<\/ul>\n<p data-start=\"2764\" data-end=\"2810\">\n<p data-start=\"2764\" data-end=\"2810\"><strong>Common Parts and Installations (Article 18)<\/strong><\/p>\n<p data-start=\"2811\" data-end=\"3143\">Defines the building elements deemed <strong data-start=\"2848\" data-end=\"2864\">common parts<\/strong> unless the agreement provides otherwise (structure, roof, fa\u00e7ades incl. windows\/doors as fa\u00e7ade elements, chimneys, risers, shared installations, lifts, lightning protection, etc.).<br data-start=\"3046\" data-end=\"3049\" \/><strong data-start=\"3049\" data-end=\"3084\">Windows within individual units<\/strong> are not common parts and must be maintained by each owner.<\/p>\n<p data-start=\"3145\" data-end=\"3198\">\n<p data-start=\"3145\" data-end=\"3198\"><strong>Preservation Rules &amp; Subsequent Works (Article 20)<\/strong><\/p>\n<ul>\n<li data-start=\"3201\" data-end=\"3348\">In pre-1965 masonry buildings (or without RC ties), <strong data-start=\"3253\" data-end=\"3267\">no chasing<\/strong> for installations in load-bearing walls; no installation cabinets in such walls.<\/li>\n<li data-start=\"3351\" data-end=\"3519\"><strong data-start=\"3351\" data-end=\"3375\">No enclosing\/roofing<\/strong> of balconies\/loggias\/terraces; exceptions only if <strong data-start=\"3426\" data-end=\"3445\">fully compliant<\/strong> with construction\/heritage rules and <strong data-start=\"3483\" data-end=\"3518\">uniform for the entire building<\/strong>.<\/li>\n<li data-start=\"3522\" data-end=\"3772\">No HVAC\/RES\/antenna devices or visible cabling on <strong data-start=\"3572\" data-end=\"3590\">street fa\u00e7ades<\/strong>; exceptionally allowed on balconies\/loggias\/terraces if <strong data-start=\"3647\" data-end=\"3662\">not visible<\/strong> from public space. Cosmetic covers that cause visual clutter are generally <strong data-start=\"3738\" data-end=\"3753\">not allowed<\/strong> on street fa\u00e7ades.<\/li>\n<li data-start=\"3775\" data-end=\"3850\">Replacement fa\u00e7ade elements must match <strong data-start=\"3814\" data-end=\"3836\">geometry and color<\/strong> of originals.<\/li>\n<li data-start=\"3853\" data-end=\"3919\">EV charging locations must follow <strong data-start=\"3887\" data-end=\"3906\">fire protection<\/strong> regulations.<\/li>\n<li data-start=\"3922\" data-end=\"3993\">All works must comply with <strong data-start=\"3949\" data-end=\"3986\">construction and spatial planning<\/strong> rules.<\/li>\n<\/ul>\n<p data-start=\"3995\" data-end=\"4013\">\n<p data-start=\"3995\" data-end=\"4013\"><strong>Support Schemes<\/strong><\/p>\n<ul>\n<li data-start=\"4016\" data-end=\"4311\"><strong data-start=\"4016\" data-end=\"4052\">Lifts &amp; Accessibility (Art. 21):<\/strong> State co-finances <strong data-start=\"4071\" data-end=\"4078\">1\/3<\/strong> of costs for lift\/access devices in existing residential\/mixed buildings meeting cumulative conditions (ownership thresholds, floors or disabled occupant, main design prepared, <strong data-start=\"4256\" data-end=\"4275\">simple majority<\/strong> decision, financing share secured).<\/li>\n<li data-start=\"4314\" data-end=\"4531\"><strong data-start=\"4314\" data-end=\"4343\">Fa\u00e7ade Program (Art. 22):<\/strong> After Government program adoption, fa\u00e7ade works co-financed <strong data-start=\"4404\" data-end=\"4417\">1\/3 + 1\/3<\/strong> (state + local unit) for buildings in historic ensembles, with main design, majority decision, and funds secured.<\/li>\n<\/ul>\n<h3 data-start=\"4533\" data-end=\"4558\"><\/h3>\n<h3 data-start=\"4533\" data-end=\"4558\"><strong>Maintenance Categories<\/strong><\/h3>\n<p data-start=\"4559\" data-end=\"4624\">\n<p data-start=\"4559\" data-end=\"4624\"><strong>Regular Maintenance (Article 24) <\/strong><\/p>\n<p data-start=\"4559\" data-end=\"4624\">\n<p data-start=\"4559\" data-end=\"4624\"><strong data-start=\"4598\" data-end=\"4624\">Requires 50% co-owners<\/strong><span style=\"font-size: 16px;\">Recurring activities to keep common parts functional and compliant (inspections, testing, servicing, cleaning, minor replacements\/repairs, painting, mailbox and lighting upkeep, etc.).<\/span><\/p>\n<p data-start=\"4811\" data-end=\"4844\">\n<p data-start=\"4811\" data-end=\"4844\"><strong>Emergency Repair (Article 25)<\/strong><\/p>\n<p data-start=\"4845\" data-end=\"5168\">Actions to <strong data-start=\"4856\" data-end=\"4885\">immediately remove danger<\/strong> to life\/health\/property or restore essential living conditions (e.g., gas\/electrical failures, burst\/blocked water\/sewage, fire-safety systems, roof damage\/water ingress, structural instability, lift failures).<br data-start=\"5096\" data-end=\"5099\" \/><strong data-start=\"5099\" data-end=\"5131\">Costs borne by the community<\/strong> and proportionally by all co-owners.<\/p>\n<p data-start=\"5170\" data-end=\"5231\">\n<p data-start=\"5170\" data-end=\"5231\"><strong>Necessary Repair (Article 26) \u2014 Requires &gt;1\/3 consent<\/strong><\/p>\n<p data-start=\"5232\" data-end=\"5649\">Actions to <strong data-start=\"5243\" data-end=\"5272\">permanently remove danger<\/strong> (e.g., roof\/structural reconstruction, insulation, landslide remediation).<br data-start=\"5347\" data-end=\"5350\" \/>Manager must obtain <strong data-start=\"5370\" data-end=\"5378\">&gt;1\/3<\/strong> ownership consent (value surface or registered shares). If the manager pays upfront, they have a <strong data-start=\"5476\" data-end=\"5494\">statutory lien<\/strong> on each unit up to the recoverable amount. Local government may step in if the manager fails within <strong data-start=\"5595\" data-end=\"5606\">90 days<\/strong>; costs are recoverable from the community.<\/p>\n<p data-start=\"5651\" data-end=\"5709\">\n<p data-start=\"5651\" data-end=\"5709\"><strong>I<\/strong><strong>nvestment Maintenance (Article 27) \u2014 Requires 80%<\/strong><\/p>\n<p data-start=\"5710\" data-end=\"5823\">Upgrades exceeding one year\u2019s reserve contributions (improvements under property law). <strong data-start=\"5797\" data-end=\"5813\">80% majority<\/strong> required.<\/p>\n<p data-start=\"5825\" data-end=\"5857\">\n<p data-start=\"5825\" data-end=\"5857\"><strong>Reserve Fund (Articles 28\u201329)<\/strong><\/p>\n<ul>\n<li data-start=\"5860\" data-end=\"5969\">Funds for maintaining common parts and managing the building; calculated by value surface \/ ownership shares.<\/li>\n<li data-start=\"5972\" data-end=\"6106\">For certain <strong data-start=\"5984\" data-end=\"6052\">business premises, short-term rentals, or high-occupancy rentals<\/strong>, reserve may be <strong data-start=\"6069\" data-end=\"6081\">up to 2\u00d7<\/strong> the base apartment rate.<\/li>\n<li data-start=\"6109\" data-end=\"6201\">Different cost-sharing keys allowed by majority or unanimous consent depending on cost type.<\/li>\n<li data-start=\"6204\" data-end=\"6446\"><strong data-start=\"6204\" data-end=\"6229\">Minimum annual amount<\/strong>: <strong data-start=\"6231\" data-end=\"6240\">0.54%<\/strong> of the construction benchmark price per m\u00b2 (published in Narodne novine). Monthly amount \u2265 1\/12 of that. If no annual program, owners must pay <strong data-start=\"6384\" data-end=\"6390\">5\u00d7<\/strong> the last adopted reserve (not below the legal minimum).<\/li>\n<li data-start=\"6449\" data-end=\"6629\">Funds cover regular, emergency\/necessary repairs, improvements, insurance, manager and representative fees, tools\/consumables, shared utility costs, debt service, legal costs, etc.<\/li>\n<\/ul>\n<p data-start=\"6631\" data-end=\"6662\">\n<p data-start=\"6631\" data-end=\"6662\"><strong>House Rules (Articles 31\u201332)<\/strong><\/p>\n<ul>\n<li data-start=\"6665\" data-end=\"6750\">Mandatory general and special rules; owners are responsible for their users\/visitors.<\/li>\n<li data-start=\"6753\" data-end=\"6899\">Minister issues <strong data-start=\"6769\" data-end=\"6792\">General House Rules<\/strong> (noise limits, waste, quiet hours, etc.). Co-owners may add <strong data-start=\"6853\" data-end=\"6880\">building-specific rules<\/strong> via the agreement.<\/li>\n<li data-start=\"6902\" data-end=\"7235\">Violations can be documented; deemed established when <strong data-start=\"6956\" data-end=\"6963\">50%<\/strong> of co-owners decide so. Manager must issue a <strong data-start=\"7009\" data-end=\"7043\">warning within 10 working days<\/strong> upon request signed by 50% of co-owners. Persistent violations can lead to <strong data-start=\"7119\" data-end=\"7136\">fees \u20ac50\u2013\u20ac500<\/strong> (if provided in the agreement) and <strong data-start=\"7172\" data-end=\"7183\">records<\/strong> in the public Registry (deleted after <strong data-start=\"7222\" data-end=\"7233\">2 years<\/strong>).<\/li>\n<\/ul>\n<p data-start=\"7237\" data-end=\"7286\">\n<p data-start=\"7237\" data-end=\"7286\"><strong>Business Activities in Apartments (Article 33)<\/strong><\/p>\n<ul>\n<li data-start=\"7289\" data-end=\"7367\"><strong data-start=\"7289\" data-end=\"7309\">Quiet activities<\/strong> (no audible noise\/vibration) are allowed without consent.<\/li>\n<li data-start=\"7370\" data-end=\"7565\">Other registered activities require <strong data-start=\"7406\" data-end=\"7423\">change of use<\/strong> under planning rules and <strong data-start=\"7449\" data-end=\"7464\">2\/3 consent<\/strong> of co-owners <strong data-start=\"7478\" data-end=\"7486\">plus<\/strong> consent of <strong data-start=\"7498\" data-end=\"7533\">all directly adjacent neighbors<\/strong> (shared walls\/floors\/ceilings).<\/li>\n<li data-start=\"7568\" data-end=\"7661\">Consents are for a <strong data-start=\"7587\" data-end=\"7611\">fixed term \u2265 5 years<\/strong>, may be revoked for repeated house-rule breaches.<\/li>\n<\/ul>\n<p data-start=\"7663\" data-end=\"7697\">\n<p data-start=\"7663\" data-end=\"7697\"><strong>Short-Term Rentals (Article 34)<\/strong><\/p>\n<ul>\n<li data-start=\"7700\" data-end=\"7859\">Require <strong data-start=\"7708\" data-end=\"7723\">2\/3 consent<\/strong> plus <strong data-start=\"7729\" data-end=\"7756\">all adjacent neighbors\u2019<\/strong> consent; owner must prevent unconsented use; consents term \u2265 5 years; revocable for repeated breaches.<\/li>\n<\/ul>\n<p data-start=\"7861\" data-end=\"7899\">\n<p data-start=\"7861\" data-end=\"7899\"><strong>High-Occupancy Rentals (Article 35)<\/strong><\/p>\n<ul>\n<li data-start=\"7902\" data-end=\"8041\">For more than <strong data-start=\"7916\" data-end=\"7941\">four unrelated adults<\/strong>, require <strong data-start=\"7951\" data-end=\"7966\">2\/3 consent<\/strong> plus all adjacent neighbors\u2019 consent; similar duties and revocation rules.<\/li>\n<\/ul>\n<h2 data-start=\"8043\" data-end=\"8093\"><\/h2>\n<p data-start=\"8043\" data-end=\"8093\"><strong>Co-owners\u2019 Meeting &amp; Decisions (Articles 36\u201340)<\/strong><\/p>\n<ul>\n<li data-start=\"8096\" data-end=\"8285\"><strong data-start=\"8096\" data-end=\"8122\">Co-ownership Agreement<\/strong> must cover shares, reserve management, representation, house rules, use of common areas, etc.; deemed concluded when signed by a <strong data-start=\"8252\" data-end=\"8271\">simple majority<\/strong> of co-owners.<\/li>\n<li data-start=\"8288\" data-end=\"8596\">Meetings (Article 37) are convened by the representative (or by owners holding specified thresholds depending on building size, or by the manager). Notice at least <strong data-start=\"8452\" data-end=\"8462\">5 days<\/strong> in advance and posted on the <strong data-start=\"8492\" data-end=\"8517\">building notice board<\/strong> (plus mail\/email per majority agreement). A <strong data-start=\"8562\" data-end=\"8573\">minutes<\/strong> document is mandatory.<\/li>\n<li data-start=\"8599\" data-end=\"8705\"><strong data-start=\"8599\" data-end=\"8623\">Frequency (Art. 38):<\/strong> at least <strong data-start=\"8633\" data-end=\"8650\">once per year<\/strong> (annual report, next year\u2019s program, multi-year plan).<\/li>\n<\/ul>\n<p>&nbsp;<\/p>\n<p><strong data-start=\"8708\" data-end=\"8738\">Decision-making (Art. 39):<\/strong><\/p>\n<ul>\n<li data-start=\"8743\" data-end=\"9031\"><strong data-start=\"8743\" data-end=\"8762\">Simple majority<\/strong> for routine management (electing\/changing representative\/manager, programs, reserve level, insurance, energy renewal, EV charging infrastructure, fa\u00e7ades, lifts, accessibility, green\/blue measures, water saving, use of common parts, loans, legal representation, etc.).<\/li>\n<li data-start=\"9036\" data-end=\"9241\"><strong data-start=\"9036\" data-end=\"9058\">Qualified majority<\/strong> for <strong data-start=\"9063\" data-end=\"9089\">investment maintenance<\/strong>, repurposing common to special when all remain co-owners proportionally, additions\/annexes, long-term lease (&gt;1 year), creating liens for improvements.<\/li>\n<li data-start=\"9246\" data-end=\"9458\"><strong data-start=\"9246\" data-end=\"9261\">Exceptions:<\/strong> for necessary-repair-related <strong data-start=\"9291\" data-end=\"9311\">reserve increase<\/strong>\u2014<strong data-start=\"9312\" data-end=\"9320\">&gt;1\/3<\/strong> consent suffices; consents for <strong data-start=\"9352\" data-end=\"9397\">non-quiet activities, STR, high-occupancy<\/strong>\u2014<strong data-start=\"9398\" data-end=\"9405\">2\/3<\/strong>; electing a <strong data-start=\"9418\" data-end=\"9449\">non-resident representative<\/strong>\u2014<strong data-start=\"9450\" data-end=\"9457\">2\/3<\/strong>.<\/li>\n<li data-start=\"9463\" data-end=\"9690\"><strong data-start=\"9463\" data-end=\"9498\">Signature collection (Art. 40):<\/strong> If a meeting cannot be held, decisions may be adopted by <strong data-start=\"9556\" data-end=\"9581\">collecting signatures<\/strong> (or email with identity proof or qualified e-signature). Binding for all; must be posted\/emailed on request.<\/li>\n<\/ul>\n<p data-start=\"9692\" data-end=\"9727\">\n<p data-start=\"9692\" data-end=\"9727\"><strong>Owners\u2019 Obligations (Article 41)<\/strong><\/p>\n<ul>\n<li data-start=\"9730\" data-end=\"10154\">Comply with laws, the agreement, house rules, and decisions; maintain their unit; provide changes of occupancy\/tenants\/purpose within <strong data-start=\"9864\" data-end=\"9878\">15\u201330 days<\/strong>; allow access for maintenance\/emergency works; provide contact address; report hazards; cooperate with approved projects; refrain from damaging works. Persistent disruption of meetings allows measures (including ceasing to invite the disruptor and police presence if needed).<\/li>\n<\/ul>\n<p data-start=\"10156\" data-end=\"10203\">\n<p data-start=\"10156\" data-end=\"10203\"><strong>Representative of Co-Owners (Articles 42\u201346)<\/strong><\/p>\n<ul>\n<li data-start=\"10206\" data-end=\"10370\">Typically a capable <strong data-start=\"10226\" data-end=\"10262\">resident owner or close relative<\/strong> elected by <strong data-start=\"10274\" data-end=\"10293\">simple majority<\/strong>; may also be a third person residing in the municipality (<strong data-start=\"10352\" data-end=\"10359\">2\/3<\/strong> majority).<\/li>\n<li data-start=\"10373\" data-end=\"10693\">Key duties: represent owners, convene and chair meetings, coordinate programs with the manager, deliver decisions\/data to the manager, supervise the manager, produce a <strong data-start=\"10541\" data-end=\"10578\">short annual report by 1 February<\/strong>, sign cleaning contracts, notify unplanned expenses &gt; <strong data-start=\"10633\" data-end=\"10643\">\u20ac2,000<\/strong> (excl. VAT), inspect account transactions, etc.<\/li>\n<li data-start=\"10696\" data-end=\"10812\">May have a <strong data-start=\"10707\" data-end=\"10722\">monthly fee<\/strong> (Article 44); gross neglect can lead to repayment of <strong data-start=\"10776\" data-end=\"10791\">1\u201312 months<\/strong> of fees and removal.<\/li>\n<li data-start=\"10815\" data-end=\"10856\"><strong data-start=\"10815\" data-end=\"10825\">Deputy<\/strong> may be appointed (Article 46).<\/li>\n<li data-start=\"10859\" data-end=\"11018\"><strong data-start=\"10859\" data-end=\"10888\">Compulsory representative<\/strong> may be appointed by the manager if owners fail to elect one after warning; must meet education\/residency\/clean-record conditions.<\/li>\n<\/ul>\n<p data-start=\"11020\" data-end=\"11059\">\n<p data-start=\"11020\" data-end=\"11059\"><strong>Building Management (Articles 47\u201354)<\/strong><\/p>\n<ul>\n<li data-start=\"11062\" data-end=\"11188\">Owners <strong data-start=\"11069\" data-end=\"11095\">must appoint a manager<\/strong>; investor must do so <strong data-start=\"11117\" data-end=\"11135\">within 30 days<\/strong> of the occupancy permit (unless sole owner remains).<\/li>\n<li data-start=\"11191\" data-end=\"11378\"><strong data-start=\"11191\" data-end=\"11215\">Management Agreement<\/strong> (Art. 48) sets parties, decision data, identifiers, duties, fees, reserve handling, building description, unit list with shares, delivery rules, termination, etc.<\/li>\n<li data-start=\"11381\" data-end=\"11594\"><strong data-start=\"11381\" data-end=\"11392\">Manager<\/strong> (Art. 49\u201353): legal\/natural person registered for property management; acts <strong data-start=\"11469\" data-end=\"11490\">for and on behalf<\/strong> of owners, handles reserve per adopted programs\/agreements, represents owners before authorities. Must:<\/li>\n<li>Open <strong data-start=\"11604\" data-end=\"11625\">separate accounts<\/strong> per building.<\/li>\n<li>Ensure <strong data-start=\"11651\" data-end=\"11678\">24\/7 emergency capacity<\/strong> and arrival <strong data-start=\"11691\" data-end=\"11709\">within 3 hours<\/strong> unless circumstances prevent it.<\/li>\n<li>Perform required <strong data-start=\"11764\" data-end=\"11801\">regular\/extraordinary inspections<\/strong> with the representative.<\/li>\n<li>Propose appropriate <strong data-start=\"11851\" data-end=\"11862\">reserve<\/strong> amount; keep owner records updated; allocate\/collect costs; enforce arrears; pay common expenses; draft annual and multi-year programs (by <strong data-start=\"12002\" data-end=\"12012\">15 Nov<\/strong> and <strong data-start=\"12017\" data-end=\"12027\">31 Dec<\/strong> respectively); file for <strong data-start=\"12052\" data-end=\"12077\">co-financing projects<\/strong>; deliver <strong data-start=\"12087\" data-end=\"12127\">annual management report by February<\/strong> (itemized reserve income\/expenses and heating mode per unit); produce <strong data-start=\"12198\" data-end=\"12222\">cash\/AR\/AP statement<\/strong> with the representative; provide documents within <strong data-start=\"12273\" data-end=\"12284\">15 days<\/strong> upon request; inspect building at least <strong data-start=\"12325\" data-end=\"12337\">annually<\/strong> for fundamental requirements; file Registry applications and house-rule warnings.<\/li>\n<li>Obtain at least <strong data-start=\"12440\" data-end=\"12465\">three comparable bids<\/strong> for works &gt; <strong data-start=\"12478\" data-end=\"12488\">\u20ac2,500<\/strong>.<\/li>\n<li data-start=\"12492\" data-end=\"12613\">On change of manager: prior manager must hand over <strong data-start=\"12543\" data-end=\"12575\">reserve funds within 30 days<\/strong> and all documents within <strong data-start=\"12601\" data-end=\"12612\">30 days<\/strong>.<\/li>\n<\/ul>\n<p data-start=\"12615\" data-end=\"12651\">\n<p data-start=\"12615\" data-end=\"12651\"><strong>Municipal Inspectors (Article 56)<\/strong><\/p>\n<ul>\n<li data-start=\"12654\" data-end=\"12796\">Empowered to oversee compliance; decisions appealable to the county authority (Zagreb: central state body). Appeals <strong data-start=\"12770\" data-end=\"12785\">do not stay<\/strong> execution.<\/li>\n<\/ul>\n<p data-start=\"12798\" data-end=\"12834\">\n<p data-start=\"12798\" data-end=\"12834\"><strong>Offences &amp; Fines (Articles 57\u201359)<\/strong><\/p>\n<ul>\n<li data-start=\"12837\" data-end=\"13111\"><strong data-start=\"12837\" data-end=\"12857\">Manager offences<\/strong>: fines from <strong data-start=\"12870\" data-end=\"12885\">\u20ac700\u2013\u20ac5,500<\/strong> for legal entities (less for individuals), for failures such as Registry filings, emergency response within 3 hours, inspections, records, proposals, reports, warnings, handover, etc. Prior <strong data-start=\"13076\" data-end=\"13095\">written warning<\/strong> precedes fines.<\/li>\n<li data-start=\"13114\" data-end=\"13378\"><strong data-start=\"13114\" data-end=\"13132\">Owner offences<\/strong> (Art. 58): \u20ac1,000\u2013\u20ac5,500 (individual) or \u20ac2,000\u2013\u20ac10,000 (legal) for denying access for maintenance\/emergencies, illegal works (e.g., enclosing balconies, devices on fa\u00e7ades), etc. Community fined \u20ac1,000\u2013\u20ac2,000 if the building is <strong data-start=\"13362\" data-end=\"13377\">not insured<\/strong>.<\/li>\n<li data-start=\"13381\" data-end=\"13556\"><strong data-start=\"13381\" data-end=\"13404\">Contractor offences<\/strong> (Art. 59): \u20ac5,500\u2013\u20ac10,000 for companies (plus responsible person \u20ac1,000\u2013\u20ac5,500; sole traders \u20ac1,000\u2013\u20ac5,500) for prohibited works on fa\u00e7ades\/structures.<\/li>\n<\/ul>\n<p data-start=\"13558\" data-end=\"13598\">\n<p data-start=\"13558\" data-end=\"13598\"><strong>Transitional &amp; Final (Articles 60\u201367)<\/strong><\/p>\n<ul>\n<li data-start=\"13601\" data-end=\"13644\">Registries established within <strong data-start=\"13631\" data-end=\"13643\">6 months<\/strong>.<\/li>\n<li data-start=\"13647\" data-end=\"13727\">New Co-ownership and Management Agreements must be concluded within <strong data-start=\"13715\" data-end=\"13726\">2 years<\/strong>.<\/li>\n<li data-start=\"13730\" data-end=\"14030\">Existing managers continue but must <strong data-start=\"13766\" data-end=\"13790\">align within 90 days<\/strong>; deliver records of contracts to local government within <strong data-start=\"13848\" data-end=\"13859\">90 days<\/strong>; supply <strong data-start=\"13868\" data-end=\"13903\">new house rules within 180 days<\/strong> and install a <strong data-start=\"13918\" data-end=\"13946\">fixed notice-board plate<\/strong> in each building; apply for Registry entries within <strong data-start=\"13999\" data-end=\"14011\">6 months<\/strong> of registry setup.<\/li>\n<li data-start=\"14033\" data-end=\"14182\">Deadlines for existing users of business\/STR\/high-occupancy rentals to obtain consents: <strong data-start=\"14121\" data-end=\"14132\">5 years<\/strong> (business &amp; STR) and <strong data-start=\"14154\" data-end=\"14164\">1 year<\/strong> (high-occupancy).<\/li>\n<li data-start=\"14185\" data-end=\"14299\">Litigation substitution: pending cases may replace parties with the <strong data-start=\"14253\" data-end=\"14279\">Community of Co-Owners<\/strong> after registration.<\/li>\n<li data-start=\"14302\" data-end=\"14390\">Reserve account rights\/obligations transfer to the <strong data-start=\"14353\" data-end=\"14366\">Community<\/strong> upon its establishment.<\/li>\n<li data-start=\"14393\" data-end=\"14549\">Government to issue lift\/fa\u00e7ade co-financing rulebooks within <strong data-start=\"14455\" data-end=\"14467\">6 months<\/strong>; Minister to issue Registry rulebooks and <strong data-start=\"14510\" data-end=\"14548\">General House Rules within 90 days<\/strong>.<\/li>\n<\/ul>\n","protected":false},"excerpt":{"rendered":"<p>&nbsp; Law on Building Management and Maintenance (in force from 1 January 2025) The new Act introduces clearer roles for co-owners and building managers, strengthens maintenance standards and oversight, and emphasizes long-term investment, energy renovation, safety and financial planning. Community of Co-Owners (Articles 7\u20138) A legal entity (association form) composed of all owners of individual [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":0,"parent":0,"menu_order":9,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"class_list":["post-1410","zakon","type-zakon","status-publish","format-standard","hentry"],"acf":[],"_links":{"self":[{"href":"https:\/\/gik-services.hr\/en\/wp-json\/wp\/v2\/zakon\/1410","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/gik-services.hr\/en\/wp-json\/wp\/v2\/zakon"}],"about":[{"href":"https:\/\/gik-services.hr\/en\/wp-json\/wp\/v2\/types\/zakon"}],"author":[{"embeddable":true,"href":"https:\/\/gik-services.hr\/en\/wp-json\/wp\/v2\/users\/1"}],"version-history":[{"count":6,"href":"https:\/\/gik-services.hr\/en\/wp-json\/wp\/v2\/zakon\/1410\/revisions"}],"predecessor-version":[{"id":1611,"href":"https:\/\/gik-services.hr\/en\/wp-json\/wp\/v2\/zakon\/1410\/revisions\/1611"}],"wp:attachment":[{"href":"https:\/\/gik-services.hr\/en\/wp-json\/wp\/v2\/media?parent=1410"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}