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The translation of this document is outdated.
Translation validity: 18.12.2008.–24.09.2013.
Amendments not included: 17.09.2013.

Republic of Latvia

Cabinet
Regulation No. 1014
Adopted 9 December 2008

Regulations Regarding the Calculation of Payment for the Administration and Management of the Residential House

Issued pursuant to Section 50, Paragraph 4
of the Law On Privatisation of State and
Local Government Residential Houses

1. This Regulation prescribes the procedures for the following activities carried out by the administrator of a residential house (hereinafter - administrator):

1.1. the drawing up of an estimate for a calendar year in respect of the work for the maintenance and management of a residential house (hereinafter - estimate) (see Annex 1);

1.2. the calculation of the payment for the administration and management of a residential house from each owner of an apartment, artist's workshop, or non-residential premises (hereinafter - apartment owner);

1.3. the notification of the apartment owners regarding the amount of payment for a specific time period;

1.4. the informing of the apartment owners regarding the costs provided for in the estimate for a specific time period; and

1.5. the preparation of an overview for the apartment owners regarding the utilisation, in the current year, of the administration and management payment.

2. This Regulation shall apply to a residential house, the administration and management of which has not been taken over by a society of apartment owners or a person authorised by the mutual contract of apartment owners with a delivery-acceptance deed and in which the apartment owners, in accordance with the procedures specified by law, have not taken a decision on the procedures for the administration and management and specified payment for it.

3. The expenditure for the maintenance and management of a residential house shall be calculated, using the following formula:

Iaps = 1 x Iu , where
12 Plm

Iaps - the expenditure for the maintenance and management of the residential house (lats per month per square metre of the total area of the apartment properties);

Iu - the expenditure for the maintenance and management of the residential house as set out in the estimate, in which the administrator includes the positions referred to in Annex 1 to this Regulation;

Plm - the total area of apartment properties of the residential house (in m2) - the total area of the residential house specified in the cadastral survey file of the house, adjusted taking into account the coefficient 0.5 applicable to the area of loggias and the coefficient 0.3 - to the area of balconies and closed terraces.

4. The administrator has a duty, within five working days after receipt of a written request by an apartment owner, to issue an estimate to the owner of the relevant apartment.

5. The payments to be performed by an apartment owner shall be calculated in proportion to the undivided share of the joint property constituent of the respective apartment property.

6. Where an apartment owner is using her or his apartment property for commercial activities and such activities account for additional load related to the increase in the expenditure for the maintenance and management of the residential house or the functionally required plot of land, the referred to additional expenditure shall be covered by the respective apartment owner who is using her or his property for commercial activities. The amount of additional expenditure shall be established by the administrator.

7. The following maintenance and management services shall be organised in any residential house:

7.1. sanitary cleaning and improvement of the joint property share of the residential house and the land attached thereto (including deratisation, disinsection);

7.2. technical maintenance of the residential house (including engineering communications and systems), current repair works;

7.3. services related to the administration of the house (including financial accounting and legal services, provision of record-keeping);

7.4. planning of repair works required for the next time period (at least for the three subsequent years or another time period specified at a general meeting of apartment owners).

8. The service referred to in Sub-paragraph 7.2 of this Regulation shall be provided after a visual survey of the residential house, the facilities and communications thereof.

9. The service referred to in Sub-Paragraph 7.4 of this Regulation shall be provided in accordance with the results of the technical survey of the residential house carried out by a person certified in accordance with the procedures specified by regulatory enactments.

10. The administrator of the residential house shall, not later than by 15 October of the respective year, notify the apartment owner regarding the administration and management payment calculated for the next calendar year, specifying in the notification the time and place (e.g., an Internet home page, a notice board) where the apartment owner may get acquainted with the summary estimate (see Annex 2), as well as with the summary of repair works required for the residential house for the subsequent time periods (see Annex 3). Upon request of the apartment owner, the administrator shall send to the respective apartment owner, in writing, the summary estimate and the summary of repair works required for the residential house.

11. When planning the required repair works for the subsequent time periods (Sub-paragraph 7.4 of this Regulation), the administrator may also include the costs of the planned repair works in the administration and management payment.

12. Apartment owners shall, within 30 working days after receipt of the notification referred to in Paragraph 10 of this Regulation, take a decision in a general meeting of apartment owners (hereinafter - general meeting) on the approval of the administration and management payment for the next calendar year, as well as on the approval of a plan for repair works required in the next time periods. The general meeting is entitled to authorise a person for communication between the apartment owners and the administrator.

13. When deciding on the approval of the administration and management payment calculated for the residential house for the next calendar year, the apartment owners may not forego the provision, to their residential house, of the maintenance and management services referred to in Paragraph 7 of this Regulation.

14. Where the apartment owners have failed to convene, within the period of time specified in Paragraph 12 of this Regulation, a general meeting and to take a decision on the approval of the administration and management payment calculated for the residential house for the next calendar year, such payment calculated by the administrator for the next calendar year shall enter into effect on 1 January or another date set by the administrator.

15. The apartment owners may, by taking a respective decision during the general meeting, provide the sanitary cleaning of the functionally required plot of land and shared premises of the residential house without the intermediation of the administrator. The work procedures in accordance with the requirements of regulatory enactments and the responsibility of the apartment owners shall be set out in the minutes of the general meeting.

16. If the apartment owners reject the administration and management payment proposed by the administrator in the general meeting, concurrently an issue on setting the respective payment for the provision of all the services specified in this Regulation or on taking over the right to administer the residential house shall be settled.

17. The minutes of the general meeting referred to in Paragraph 16 of this Regulation shall be submitted to the administrator within five working days after taking of the respective decision.

18. The administrator has a duty, within 10 working days, to provide the apartment owners with a written reply regarding the possibilities to provide services for the payment approved by the apartment owners during the general meeting.

19. If the administrator cannot provide services for the payment approved by apartment owners and provides a respective financial substantiation, the apartment owners shall decide on the taking over of the right to administer the residential house.

20. If apartment owners have not taken a decision on the taking over of the right to administer the residential house as stipulated in Paragraph 16 or 19 of this Regulation, the administration and management payment set by the administrator for the next calendar year shall enter into effect on 1 January or another date set by the administrator.

21. If an emergency situation has emerged or may emerge in the residential house or the functionally required plot of land, which may put at risk human life, health or property, the administrator has the right, for the purpose of prompt dealing with the emergency situation, use the funds collected for the administration and management of the residential house or other funds available to the administrator.

22. The administrator has a duty, within 10 working days after resolution of the emergency situation, to inform the apartment owners in writing on the work performed to solve the emergency situation, as well as the costs of such work.

23. The administrator has a duty to inform apartment owners or their authorised persons on the performance of current repair works at the residential house and to invite the respective person to participate in the acceptance of the works performed.

24. If the conditions referred to in Paragraphs 22 and 23 of this Regulation have been complied with, the administrator has the right to request from the apartment owners to cover the funds used to solve the emergency situation (in addition to the specified administration and management payment).

25. The administrator shall, each year by 1 April, send the apartment owners a notification specifying the time and place (e.g. an Internet home page, a notice board) where the apartment owners may get acquainted with the overview of payments collected and spent for the administration and management of the residential house during the previous calendar year (see Annex 4). Upon the request of an apartment owner, the administrator shall send the referred to overview, in writing, to the respective apartment owner.

26. Where the right of administration in respect of the residential house is being taken over by a society of apartment owners or a person authorised by the mutual contract of apartment owners, the administrator has a duty to transfer the unused part of the administration and management payment to the new administrator.

27. When setting the amount of payment for the administration and management of a residential house for 2009, the administrator shall notify the apartment owners, in writing, on the calculated payment for the administration and management of the residential house not later than by 22 December 2008.

28. When setting the amount of payment for the administration and management of a residential house for 2009, the administrator shall give the reply referred to in Paragraph 18 of this Regulation within five working days.

29. The payment for the administration and management of a residential house for 2009 set by the administrator shall enter into effect on 1 January 2009 or another date set by the administrator, provided that:

29.1. by 15 January 2009, no general meeting has been convened or the general meeting has rejected the payment for the administration and management of the residential house proposed by the administrator and concurrently a decision on the issue of setting the respective payments for the provision of all the services referred to in this Regulation has not been taken, or a decision on taking over the right to administer the residential house has not been taken;

29.2. by 1 February 2009, the apartment owners have not convened a general meeting or have not decided on the taking over the right to administer the residential house in the general meeting in relation to the information provided by the administrator on the possibilities to provide services for payments approved by the apartment owners during the general meeting.

Acting for the Prime Minister,
Minister for Transport A. Šlesers

Minister for Economics K. Gerhards

 

Annex 1
Cabinet Regulations No. 1014
9 December 2008

Planned Estimate of Revenue and Expenditure for the Mandatory Maintenance and Management Works of the Residential House for Year ______*

Address of the house   Administrator
    (name, registration No., address)
Information regarding the house:  
1. Total area of apartment properties (m2), including: .......... 9. Shared premises (m2) .........

1.1. total area to be heated

.........

9.1. staircases

.........

1.2. total area of balconies/terraces with the coefficient 0.3

.........

9.2. basement

.........

1.3. total area of loggias with the coefficient 0.5

.........

9.3. attic

.........

2. Number of apartment properties

.........

9.4. windows in the shared premises

.........

3. Number of storeys

.........

10. Area to be maintained (m2)

.........

4. Number of staircases

.........

10.1. sidewalks

.........

5. Number of heating points

.........

10.2. driving surface, squares

.........

6. Number of elevators

.........

10.3. lawn, greenery

.........

7. Number of garbage chutes

.........

10.4. areas for containers

.........

8. /Other information/

.........

10.5. children's playground

.........
   

10.6. other

.........

 

No. Service Whether service is being provided (yes/no) ** Frequency of works (times, hours) per month or deadline ** Price of the service per m2 of the apartment property area Sum (LVL)
per month per year
1 2 3 4 5 6 7
I Revenue       ** **
1. Administration and management payment   x ** ** **
2. Immovable property tax   x ** ** **
3. Payment for the lease of land   x ** ** **
4. Insurance   x ** ** **
5. Other revenue (specify the type)   x ** ** **
II Expenditure     ** ** **
1. Sanitary cleaning of the joint property share of the residential house and the land attached thereto     ** ** **
1.1. The land attached to the house     ** ** **
1.1.1. Cleaning of the street and sidewalk          
1.1.2. Cleaning of drives and paths (asphalt)          
1.1.3. Cleaning of foopaths (ground)          
1.1.4. Cleaning of garbage container areas          
1.1.5. Cleaning of greenery          
1.1.6. Lawn-mowing          
1.1.7. Tending, pruning of shrubbery, trees          
1.1.8. Cleaning of children's playground          
1.1.9. Cleaning and emptying of garbage cans          
1.1.10. Other works (specify the type)          
1.2. Shared premises     ** ** **
1.2.1. Sweeping of stairs          
1.2.2. Washing of stairs          
1.2.3. Wet scrubbing of stairs          
1.2.4. Washing of shared halls          
1.2.5. Washing of banisters          
1.2.6. Cleaning of staircase ceilings          
1.2.7. Washing of staircase walls          
1.2.8. Washing of elevator car          
1.2.9. Cleaning and disinfection of garbage chutes          
1.2.10. Washing of windows in shared premises          
1.2.11. Cleaning of the basements          
1.2.12. Cleaning of the attic          
1.2.13. Other works (specify the type)          
1.3. Other mandatory sanitary cleaning services for the attached land and shared premises     ** ** **
1.3.1. Deratisation (extermination of rodents)          
1.3.2. Disinsection (extermination of insects)          
1.3.3. Collection of bulky waste          
1.3.4. Collection of leaves and branches          
1.3.5. Cleaning of entrance portals          
1.3.6. Removal of icicles and snow from the roof          
1.3.7. Display of the national flag          
1.3.8. Other work (specify the type)          
2. Technical maintenance and repair works of the residential house     ** ** **
2.1. Water pipelines and sewage system     ** ** **
2.1.1. Provision of continuous operation of the system          
2.1.2. Survey of the system (meters, valves, filters, sediment wells, pumps, insulation), preparation and storage of survey deeds          
2.1.3. Cleaning and adjustment of equipment of the system          
2.1.4. Taking of the common reter readings and recording of readings          
2.1.5. Replacement of defect pipe elements and closing valves          
2.1.6. Re-launching of the operations of the system after emergency situations          
2.1.7. Survey of equipment located on separate properties (meters, taps, valves, water-mixers and flushing tanks)          
2.1.8. Flushing of water pipelines          
2.1.9. Other work (specify the type)          
2.2. Heating supply system     ** ** **
2.2.1. Provision of continuous operation of the system          
2.2.2. Adjustment of the system upon commencement of the heating season          
2.2.3. Flushing and hydraulic inspection of the system          
2.2.4. Hydraulic inspection of the heating point equipment and water heater          
2.2.5. Bleeding the heating system          
2.2.6. Chemical or mechanical cleaning of heat exchangers          
2.2.7. Inspection and cleaning of closing valves, regulators and filters          
2.2.8. Inspection and adjustment of pumps and electric engines          
2.2.9. Inspection and adjustment of nozzle-type regulators          
2.2.10. Inspection and preventive repair of electronic regulators          
2.2.11. Monitoring of the operation of control equipment          
2.2.12. Organisation of inspections for control equipment          
2.2.13. Monitoring of the operation of heat meters          
2.2.14. Painting and thermal insulation of equipment and pipelines          
2.2.15. Re-launching of the operation of the system after emergency situations          
2.2.16. Replacement of the damaged closing valves in the heating supply system          
2.2.17. Replacement of separate pipeline sections          
2.2.18. Regular taking of meter readings and recording thereof in the registration journal          
2.2.19. Maintaining of the regulatory temperature modes in heating of premises and supply of hot water          
2.2.20. Performance of an energy audit***          
2.2.21. Other work (specify the type)          
2.3. Power supply system     ** ** **
2.3.1. Provision of continuous operation of the system          
2.3.2. Inspection of the technical condition of power distribution cabinets and the system and cleaning thereof          
2.3.3. Testing of the power distribution system          
2.3.4. Taking of electricity accounting readings consumed for shared purposes          
2.3.5. Inspection of illuminating devices, electrical outlets, fittings, switches, automats, etc. used in shared premises          
2.3.6. Replacement of defect illuminating devices, electrical outlets, fittings, switches, automats etc. used in shared premises          
2.3.7. Other work (specify the type)          
2.4. Structural elements of the house     ** ** **
2.4.1. Survey of windows, doors and apertures for ventilation in shared premises          
2.4.2. Survey and cleaning of the house edging and drainage system          
2.4.3. Survey and cleaning of wells of engineer networks of the house          
2.4.4. Survey and cleaning of rainwater drainpipes          
2.4.5. Survey of the structural elements of the roof, foundation, attic, basement, staircases and garbage chutes (walls, ceilings, floor, coverings, hydro-insulation and thermal insulation)          
2.4.6. Survey of the facade, balconies, loggias and overhangs          
2.4.7. Inspection and cleaning of chimneys and ventilation shafts          
2.4.8. Painting of ventilation wires, grids and portals          
2.4.9. Inspection and painting of gas pipes          
2.4.10. Regular repair works of the structural elements          
2.4.11. Maintenance, survey of the fire safety system and technical inspection of the operation thereof          
2.4.12. Other works (specify the type)          
2.5. Planned expenditure for the current repair works in the next time periods (itemised list of works)     ** ** **
2.6. Services of the emergency service     ** ** **
3. House administration services     ** ** **
3.1. Financial accounting     ** ** **
3.1.1. Calculation of payments          
3.1.2. Accounting of the settlement of accounts by the owners of apartment properties          
3.1.3. Acceptance of payments by the owners of apartment properties          
3.1.4. Notification of the owners of apartment properties on changes in service tariffs          
3.1.5. Settlement of accounts with the providers of services          
3.1.6. Preparation of tax reports          
3.1.7. Preparation of annual reports          
3.1.8. Preparation of overviews of the planned and actual property maintenance expenditure          
3.1.9. Preparation of cost estimates for repair works          
3.1.10. Accumulation of funds for the renovation of the house          
3.1.11. Storage of financial and accounting documents in printed and electronic form          
3.1.12. Other services (specify the type)          
3.2. Legal services     ** ** **
3.2.1. Entering into contracts with the providers of services and suppliers          
3.2.2. Entering into contracts with the apartment owners          
3.2.3. Debt collection (preparation of procedural documents, representation in court, work with debtors, etc.)          
3.2.4. Preparation of draft legal documents (complaints, claims, contracts, agreements, correspondence with State and local government institutions, minūtes, etc.)          
3.2.5. Representation in business relations (meetings with business partners, consultations on contractual terms of transactions, control of the fulfilment of the contractual obligations, etc.)          
3.2.6. Storage of legal documents          
3.2.7. Other services (specify the type)          
3.3. Record-keeping     ** ** **
3.3.1. Storage of the documents related to the house          
3.3.2. Preparation and issuance of statements          
3.3.3. Organisation of general meetings of the house and polling among the apartment owners          
3.3.4. Acceptance, registration of submissions of residents and provision of replies          
3.3.5. Storage of the official documents in printed and electronic form          
3.3.6. Other services (specify the type)          
4. Administrative expenditure of the administrator     ** ** **
4.1. Maintenance of administrative buildings          
4.2. Postal and communications services          
4.3. Services of information technologies          
4.4. Other expenditure          
5. Unforeseen expenditure for extraordinary cases     ** ** **
6. Other expenditure     ** ** **
6.1. Immovable property tax       ** **
6.2. Payment for the lease of land       ** **
6.3. Insurance       ** **
6.4. Other expenditure (specify the type)       ** **
7. Profit of the administrator x x   ** **
Approved by:
  (position, given name, surname, signature)

Date ________________

 

Notes:

1. * Where the administrator is using another form of estimate, the positions to be indicated in the estimate should conform with the requirements set out in this Annex.

2. ** This is a mandatory field.

3. *** This field shall be filled in where the apartment owners have taken a decision on the performance of an energy audit or energy efficiency measures.

Minister for Economics K. Gerhards

 

Annex 2
to the Cabinet Regulations No. 1014
adopted on 9 December 2008

Summary of the Planned Revenue and Expenditure Estimate for the Mandatory Maintenance and Management Works of the Residential House for Year ______

Address of the house

 

  Administrator
  (name, registration number, address)
Information on the house:  
1. Total area of apartment properties (m2), including; .......... 9. Area of the shared premises (m2) .........

1.1. total area to be heated

..........

9.1. staircases

..........

1.2. total area of balconies/terraces with the coefficient 0.3

..........

9.2. basement

..........

1.3. total area of loggias with the coefficient 0.5

..........

9.3. attic

..........

2. Number of apartment properties

..........

9.4. windows in the shared premises

..........

3. Number of storeys

..........

10. Area to be maintained (m2)

..........

4. Number of staircases

..........

10.1. sidewalks

..........

5. Number of heating points

..........

10.2. driving surface, squares

..........

6. Number of elevators

..........

10.3. lawn, greenery

..........

7. Number of garbage chutes

..........

10.4. areas for containers

..........

8. /Other information/

..........

10.5. children's playground

..........
   

10.6. other

..........
No. Service Whether service is being provided (yes/no) Pricing (LVL/m2) Sum (LVL)
per month per year
1 2 3 4 5 6
I Revenue        
1. Management payment        
2. Immovable property tax        
3. Payment for the lease of land        
4. Insurance        
5. Other revenue (specify the type)        
II Expenditure        
1. Sanitary cleaning and improvement of the joint property share of the residential house and the land attached thereto        
1.1. The land attached thereto        
1.2. Shared premises        
1.3. Other services for the maintenance and cleaning of the territory and shared premises        
2. Technical maintenance and repair works of the residential house        
2.1. Water pipelines and sewage system        
2.2. Heating supply system        
2.3. Power supply system        
2.4. Structural elements of the house        
2.5. Planned expenditure for the current repair works in the next time periods        
2.6. Emergency service        
2.7. Other technical maintenance works and services        
3. House administration services        
3.1. Finances and accounting        
3.2. Legal services        
3.3. Record-keeping        
4. Administrative expenditure of the administrator        
4.1. Maintenance of administrative buildings        
4.2. Postal and communications services        
4.3. Services of information technologies        
4.4. Other expenditure        
5. Unforeseen expenditure for extraordinary cases        
6. Other expenditure        
6.1. Immovable property tax        
6.2. Payment for the lease of land        
6.3. Insurance        
6.4. Other expenditure (specify the type)        
7. Profit of the administrator        
Drawn up by:
(position, given name, surname, signature)
Date ________________
Approved by:
(position, given name, surname, signature)

Date ________________

Minister for Economics K. Gerhards

 

Annex 3
Cabinet Regulations No. 1014
9 December 2008

Summary of Repair Works Required for the Residential house as on ____ __________ 20___

     
Address of the house
   
Administrator
  (name, registration No., address)
           
1. Total area of apartment properties (m2), including: .......................  
1.1. total area to be heated .......................  
1.2. total area of terraces of the balcony with the coefficient 0.3 .......................  
1.3. total area of loggias with the coefficient of 0.5 .......................  
2. Number of apartment properties .......................  
No. Title and brief description of the repair works required for the residential house* Approximate costs of the repair works
(LVL)**
Approximate costs of the repair works per m2 of the apartment property
(LVL/m2)
       
       
       
       
  Repair works in total:    
 
Drawn up by:
  (position, given name, surname, signature)
           

Date ________________

     
Approved by:
 

(position, given name, surname, signature)

   
Date ________________

* The repair works shall be listed in the sequence of their priority level.

** The sums shall be indicated approximately on the basis of the average market prices in 20__ and may change after calculation of all the related costs and depending on the time of performance of the works.

Minister for Economics K. Gerhards

 

Annex 4
Cabinet Regulations No. 1014
9 December 2008

Overview of the Actual Revenue and Expenditure in Relation to the Maintenance and Management of the Residential House for Year 20__

Address of the house
   
Administrator
  (name, registration No., address)
           
1. Total area of apartment properties (m2), including: .......................  
1.1. total area to be heated .......................  
1.2. total area of balconies/terraces with the coefficient 0.3 .......................  
1.3. total area of loggias with the coefficient 0.5 .......................  
2. Management payment ....................... LVL/m2 per month
3. Immovable property tax ....................... LVL/m2 per month
4. Payment for the lease of land ....................... LVL/m2 per month
 
No. Revenue and expenditure positions Planned sum in the time period (LVL) Actual sum in the time period (LVL)
1 2 3 4
I Balance of the funds at the beginning of the time period x  
II Revenue - in total    
1. Management payment    
2. Immovable property tax    
3. Payment for the lease of land    
4. Insurance    
5. Other revenue (specify the type)    
III Expenditure - in total    
1. Sanitary cleaning and improvements of the joint property share of the residential house and the land attached thereto    
1.1. The attached land    
1.2. Shared premises    
1.3. Other services of maintenance and cleaning of the territory and shared premises (specify the type)    
2. Technical maintenance and current repair works of the residential house    
2.1. Water pipelines and sewage system    
2.2. Heating supply system    
2.3. Power supply system    
2.4. Structural elements of the house    
2.5. Planned expenditure for the current repair works in the next time periods    
2.6. Emergency service    
2.7. Expenditure for the planned repair works (specify, for each type of work, its name, costs and the period of performance)    
2.8. Other technical maintenance and servicing works (specify the type)    
3. House administration services    
3.1. Finances and accounting    
3.2. Legal services    
3.3. Record-keeping    
4. Administrative expenditure of the administrator    
5. Unforeseen expenditure for extraordinary cases
(specify, for each type of work, its name, costs and the period of performance)
   
6. Other expenditure    
6.1. Immovable property tax    
6.2. Payment for the lease of land    
6.3. Insurance    
6.4. Other expenditure (specify the type)    
IV Balance of the funds as at the end of the time period (I+II-III) x  
V Debts of residents and lessees/owners of the non-residential premises at the end of the period x  
           
Drawn up by:
  (position, given name, surname, signature)
           

Date ________________

     
Approved by:
  (position, given name, surname, signature)
   
Date ________________

Minister for Economics K. Gerhards

 


Translation © 2011 Valsts valodas centrs (State Language Centre)

 
Document information
Title: Kārtība, kādā aprēķināma maksa par dzīvojamās mājas pārvaldīšanu un apsaimniekošanu Status:
No longer in force
no longer in force
Issuer: Cabinet of Ministers Type: regulation Document number: 1014Adoption: 09.12.2008.Entry into force: 18.12.2008.End of validity: 21.07.2017.Theme: Apartment rightsPublication: Latvijas Vēstnesis, 196, 17.12.2008.
Language:
LVEN
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185278
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01.01.2014
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