The Saeima ¹ has adopted and
the President has proclaimed the following law:

Law on Administration of Residential Houses

Section 1. Terms Used in the Law

The following terms are used in this Law:

1) residential house - a building that has been put into service and, in accordance with the cadastral survey file, is a residential house (also residential property house), the buildings (structures) belonging thereto, the land on which it is placed, if the land together with the residential house form a single immovable property or is in the composition of the residential properties forming a residential house, or a building which has been put into service and, in accordance with the cadastral survey file, is a residential house, the buildings (structures) belonging thereto and the plot of land attached to a residential house;

2) residential house owner - an owner of a residential house or a possessor of a State residential house. Owner of a residential property (hereinafter - the apartment owner) is also a residential house owner;

3) residential house administrator - the owner or administrator of a residential house;

4) [19 December 2013];

5) administrator - an adult natural person with the capacity to act or a legal person who performs the administrative activities assigned by the residential house owner on the basis of an administration contract;

6) plot of land attached to a residential house - land on which a building belonging to another person is located which has been put into service and, in accordance with the cadastral survey file, is a residential house, and which is in the use of the owner of the building.

[19 December 2013]

Section 2. Purpose and Tasks of the Law

(1) The purpose of the Law is to:

1) ensure the operation and maintenance (physical preservation within the entire operational period thereof) in accordance with the requirements of laws and regulations;

2) promote the improvement of residential houses within the entire operational period thereof;

3) ensure the continuity of the administration process for every residential house;

4) preserve and develop the aesthetic values of residential houses as environmental objects and, therefore, the aesthetic values of the relevant environment;

5) prevent the risks related to the public and environmental safety during the operation of residential houses;

6) improve the qualification of the persons involved in the administration of residential houses in order to improve the organisation and efficiency of the administrative work.

(2) The Law prescribes the principles for the administration of residential houses, the mutual relations, rights, obligations, and liability of the persons involved in the administrative process of residential houses, and also the competence of the State and local governments in this area.

Section 3. Scope of Application of the Law

The Law shall apply to the administration of all residential houses regardless of the type of the owner of the residential house, except in the cases specified in this Law.

Section 4. Principles for the Administration of a Residential House

The principles for the administration of a residential house shall be as follows:

1) the continuity of the administrative process shall ensure the preservation of the performance (qualities) of use of the residential house within the entire operational period thereof;

2) the selection of as optimal administrative work methods as possible, including the formation of optimal administration expenditures of the residential house in relation to the solvency of the residential house owner;

3) the content and quality of the provided services shall ensure the preservation of the performance (qualities) of use of the residential house within the entire operational period thereof;

4) the preclusion of invasion of the safety or health of an individual during the administrative process;

5) provision of the preservation and improvement of the surrounding environment during the administrative process.

Section 5. Provision of the Administration of a Residential House

(1) The provision of the administration of a residential house (including taking of decisions, entering into transactions related to the administration of the residential house) shall be the obligation of the residential house owner.

(2) The decisions related to the administration of a residential house in a residential property house shall be taken in accordance with the procedures laid down in the Law on Residential Properties.

(3) The limitations on a property laid down in the Civil Law shall apply to the administration of a residential house under joint ownership, insofar as it is not provided otherwise in Paragraphs four and five of this Section.

(4) The decisions related to ensuring the performance of the mandatory administrative activities in a residential house under joint ownership, i. e., the assigning of the administrative task, the withdrawal thereof, the provisions for entry into the contracts necessary for maintaining the house, and also the procedures for determining and settling the mandatory expenditures, shall be taken in conformity with the provisions of the Law on Residential Properties for taking decisions by the community of apartment owners, and they are binding to all joint owners of the residential house.

(5) If joint owners have agreed in accordance with the provisions of Section 1070, Paragraph one of the Civil Law on the procedures for the divided use of the residential house and an entry thereon has been made in the Land Register, the provisions of Paragraph four of this Section shall apply insofar as they are not in contradiction with the procedures for the divided use of the residential house stipulated by joint owners.

[19 December 2013]

Section 6. Administrative Activities of a Residential House

(1) The administration of a residential house shall include the following:

1) mandatory administrative activities;

2) other administrative activities.

(2) The mandatory administrative activities shall be as follows:

1) the maintenance (physical preservation) of the residential house (hereinafter - the maintenance) in accordance with the requirements of laws and regulations:

a) the sanitary servicing of the residential house;

b) the supply of thermal energy, also natural gas, provision of water supply and sewerage, removal of household waste by entering into a respective contract with the service provider (hereinafter - the service necessary for the maintenance of the residential house);

c) the provision of electricity to the part of the residential house under joint ownership (also for the provision of operation of the facilities in joint ownership);

d) the inspection, technical servicing and current repairs of the residential house, the facilities and communications therein;

e) the compliance with the requirements set out for the residential house as an environmental object;

f) the ensuring of energy efficiency measures for the residential house;

g) the provision of the fulfilment of fire safety requirements;

2) the planning, organisation, and supervision of administrative work, including:

a) the preparation of an administrative work plan, including a plan of measures necessary for the maintenance;

b) the preparation of the relevant annual draft budget;

c) the organisation of financial accounting;

3) the keeping of the file of the residential house (hereinafter - the house file);

4) the provision of the maintenance of the plot of land in accordance with the requirements of the laws and regulations if the residential house is on land which belongs to another person;

5) the provision of information to the State and local government authorities.

(3) Other administrative activities shall be activities which are related to the administration of the residential house and are performed in accordance with the will and solvency of the residential house owner. They shall include the activities related to the improvement and development of the residential house and the preparation of a long-term plan of measures necessary for this purpose.

(4) The provisions of Paragraph two, Clause 2 of this Section shall not be binding on the owner of a single apartment house.

(5) The Cabinet shall issue regulations for the performance of the mandatory administrative activities for a residential house referred to in Paragraph two, Clause 1, Sub-clauses "a" and "d" of this Section, and also the procedures by which the activities related to the renovation and reconstruction of a residential house are planned and organised. The requirements of this Cabinet Regulation shall not be applied to single apartment house.

[12 July 2010; 19 December 2013; 7 January 2021; 16 December 2021; 31 March 2022]

Section 7. Expenditures for the Administration of a Residential House

Expenditures for the administration of a residential house (hereinafter - the administration expenditure) shall be payments for:

1) the service for the administration of a residential house which comprises the expenditures required for the mandatory administrative activities referred to in Section 6, Paragraph two of this Law (hereinafter - the mandatory expenditures) and the expenditures intended for the administrative activities referred to in Section 6, Paragraph three of this Law (hereinafter - other expenditures related to the administration of a residential house) if the assigned administrative activities are ensured by an administrator as a service provider, and also the remuneration for administration if such has been provided for in the administration contract of the residential house;

2) such mandatory expenditures and other expenditures related to the administration of a residential house which are received by the administrator as the authorised person or by another person authorised by the residential house owner, without becoming a service provider.

[30 November 2015; 19 June 2025]

Section 8. House File

(1) The house file shall be established for each multi-apartment residential house.

(2) The house file shall be kept by the residential house owner if he or she has not appointed another person for the keeping of the house file (hereinafter - the house file keeper).

(3) The house file keeper shall include the following documents or information in the house file:

1) decisions of the residential house owners;

2) a residential house administration contract or a contract mutually concluded by apartment owners on the administration of the residential house;

3) authorisations issued by the residential house owners on the administration of the residential house;

4) contracts that apply to the residential house administrative activities;

5) documents related to the planning and organisation of the residential house administrative work:

a) administrative work plans;

b) cost estimates;

c) reviews of actual revenues and expenditures;

d) information on the amount of the accumulated funds;

e) certifications of the performance of technical maintenance works;

6) information on the inspection of the residential house and the plot of land attached to it, and also the facilities and engineering networks in the residential house in accordance with Section 6, Paragraph two, Clause 1, Sub-clause "d" of this Law;

7) house meter and individual meter verification data for the services provided to the residential house which are referred to in Section 6, Paragraph two, Clause 1, Sub-clause "b" of this Law, and also consumption readings which are not read remotely or for which the residential house owners do not make direct payments to the providers of the services;

8) the boundary plans of the plot of land attached to the residential house;

9) other documents or information included in the house file upon the decision of the residential house owner or at the discretion of the house file keeper.

(4) The documents included in the house file shall be prepared in the form of a paper or electronic document or, in the cases provided for in Paragraph five of this Section, in the form of an electronic document in the Construction Information System.

(5) The following house file documents shall be prepared in the Construction Information System:

1) the decisions taken at the general meeting and survey of apartment owners;

2) the authorisations issued by the residential house owners on the administration of the residential house;

3) the information referred to in Paragraph three, Clause 5, Sub-clauses "a" and "d" of this Section;

4) the information referred to in Paragraph three, Clause 6 of this Section.

(6) The house file keeper shall add the following information, electronic documents, or their derivatives to the Construction Information System:

1) the decisions of the residential house owners if they have not been prepared in the Construction Information System;

2) a residential house administration contract or a mutual contract between apartment owners on the administration of the residential house;

3) the authorisations issued by the residential house owners on the administration of the residential house if a residential house owner has not prepared them in the Construction Information System;

4) the documents referred to in Paragraph three, Clause 5, Sub-clauses "b", "c", and "e" of this Section.

(7) The house file keeper may add the information referred to in Paragraph three, Clause 7 of this Section to the Construction Information System on the house meter verification data for the services provided to the residential house, and also consumption readings which are not read remotely.

(8) Other information required for the administration of the residential house which arises from technical documentation, such as building designs, building energy certificates, or temporary energy certificates and their appendices, technical inspection reports, shall be obtained by the house file keeper, using the functionality of the Construction Information System.

(9) Unless laid down otherwise in this Law, the residential house owner or the house file keeper shall use the electronic signature tool available within the electronic service of the Construction Information System to sign the information, electronic document or its derivative added to the Construction Information System, unless it has been signed using a secure electronic signature, and also perform other actions in the Construction Information System, including confirm the conformity of the data to the original document.

(10) The documents signed in the Construction Information System shall have the same legal force as a document signed by hand or an electronic document signed using secure electronic signature.

[31 March 2022]

Section 8.¹ Deadlines for the Inclusion of Documents in the House File

The house file keeper shall, within 14 days from the day of receipt, add the following:

1) to the house file - documents prepared in the form of a paper or electronic document;

2) to the Construction Information System - electronic documents or their derivatives.

[31 March 2022]

Section 9. Accountability of a Residential House Owner

A residential house owner shall be accountable, in accordance with the procedures laid down by law, for the administration of the residential house, including the failure or improper fulfilment of the provisions of Section 6, Paragraph two of this Law.

Section 10. Assigning of the Task of Administration of a Residential House to an Administrator

(1) A residential house owner may assign all or individual activities of administration of a residential house referred to in Section 6 of this Law to be performed by an administrator (hereinafter - the administrative task). In performing the assigned activities, the administrator shall become a service provider in relationship with the residential house owner within the meaning of this Law, except for the case when the administrator has received an authorisation to enter into a contract on behalf of the residential house owner.

(2) The residential house owner shall assign the administrative task to an administrator, entering into a residential house administration contract with him or her in writing (hereinafter - the administration contract). Apartment owners shall enter into the administration contract in accordance with the decision of the community of apartment owners which was taken in accordance with the procedures laid down in the Law on Residential Properties. The administration contract entered into shall be binding to all apartment owners.

(3) When assigning an administrator with the administrative task, the residential house owner has the obligation to provide the financing necessary for the fulfilment of the task.

(4) The administrator may receive remuneration for the fulfilment of the administrative task provided for in the administration contract (hereinafter - the remuneration for administration).

(5) The liabilities acquired on the basis of the administrative task shall be applied to every residential house owner.

[28 October 2010; 19 December 2013; 30 November 2015]

Section 11. Conditions of the Administration Contract

(1) The provisions of the Civil Law for an authorisation contract shall be applied in administrative relations, insofar as they are not regulated by this Law.

(2) At least the following information and conditions shall be set out in the administration contract:

1) the contracting parties;

2) the address of the residential house where the administrative task shall be performed;

3) the mandatory administrative activities assigned to the administrator, including the list of services necessary for the maintenance of the residential house, in accordance with that laid down in Section 6, Paragraph two of this Law;

4) other administrative activities assigned to the administrator in accordance with the will of the residential house owner specified in accordance with Section 6, Paragraph three of this Law;

5) the deadlines and procedures for the provision of a report on the fulfilment of the administrative task, including a report on the use of the financial means transferred to the administrator;

6) the procedures by which the administrator shall provide information to the residential house owner;

6¹) a contact person appointed by a decision of the residential house owner who ensures the circulation of the information related to the administration of the residential house (hereinafter - the contact person);

7) matters in which the residential house owner has authorised the administrator to take decisions on his or her behalf, to enter contracts on his or her behalf, as well as to make payments and receive payments, to represent the residential house owner in court;

8) the amount of administration expenditures related to the fulfilment of the administrative task, the procedures for the determination and settlement thereof, indicating separately:

a) a relevant amount of mandatory expenditures, the procedures for the determination and settlement thereof;

b) the amount of other expenditures related to the administration of the residential house, including improvement and development of the residential house, the procedures for the determination and payment thereof;

c) the remuneration for administration if the contracting parties agree thereupon, as well as to the procedures for the determination and payment of such remuneration;

9) the provisions regulating the provision of information related to the administration of the residential house to State and local government institutions;

10) the scope of the substitution if the contracting parties reach agreement on sub-contracting the administrative task;

11) the procedures for amending and terminating the administration contract;

12) the procedures for taking over the obligations and things arising from the administration contract in the case of entering into, amending or termination of the contract;

13) the validity period of the administration contract;

14) the scope of the accountability of the administrator and the time of setting in thereof.

(3) [28 October 2010]

[28 October 2010; 19 December 2013]

Section 12. Taking Over of the Obligations and Things Arising from the Administration Contract

(1) The obligations and things arising from the administration contract shall be transferred in accordance with the deed of delivery and acceptance. This act shall be an integral part of the administration contract.

(2) When assigning the administrator with the administrative task, the residential house owner has the obligation, unless otherwise specified in the administration contract, to provide the record-keeping necessary for the fulfilment of the administrative task, including the following:

1) the house file or separate documents thereof;

2) decisions of the residential house owner in matters relating to the administrative task;

3) other things in accordance with the provisions of the administration contract.

(3) Upon termination of the administrative legal relations, including in the case referred to in Section 17.¹, Paragraph one of this Law, the administrator has a duty within one month, unless otherwise specified in the administration contract, to transfer the following to the residential house owner with the transfer-acceptance act:

1) the record-keeping transferred to him or her in accordance with Paragraph two of this Section;

2) an income and expenditure account on the day indicated in the deed of delivery and acceptance;

3) the unused savings (property, financial resources, including money, etc.) on the day of signing the deed of delivery and acceptance;

4) the property acquired with the resources of the residential house owner and the property given into the possession or use of the administrator during the administration period;

5) the liabilities of the residential house owner obtained on the basis of the administrative task;

6) other liabilities and matters in accordance with the provisions of the administration contract.

(4) If, upon termination of the administrative relations, there is a dispute between the residential house owner and the administrator regarding taking over of the obligations and things, the contracting parties have the obligation to draw up a protocol of dispute, indicating their opinions and their justification therein. In such case, the deed of delivery and acceptance shall be drawn up for the things and obligations that are not disputed.

(5) Upon termination of the administrative relations, the residential house owner has the obligation to reimburse to the administrator the expenditure necessary for the maintenance of the residential house and the expenditure incurred according to a decision of the residential house owner taken in accordance with the procedures laid down in law, in carrying out the task of administrating the house.

[19 December 2013]

Section 13. Vocational Qualifications of the Administrator of a Residential House

(1) A person is entitled to perform the administrative task in a multi-apartment house, if he or she has acquired the vocational education necessary for the administration of residential houses and a document certifying at least a fifth level vocational qualification, except for the cases specified in this Section. If the administrator is a legal person, it shall be necessary for such employee of the legal person who performs the administrative task assigned in the administration contract in the relevant house to have a document certifying the vocational education necessary for the administration of residential houses and at least a fifth level vocational qualification.

(2) If the total area of an apartment house exceeds 1500 square metres, it shall be necessary for the following persons to have a document certifying the vocational education necessary for the administration of residential houses and at least a fourth level vocational qualification:

1) an owner who is personally administrating a residential house belonging to him or her;

2) an owner who has been authorised to perform administrative activities by the other residential house owners on the basis of a mutual contract entered into in accordance with the procedures laid down in the Civil Law;

3) an employee of a residential house administration society or association established by the owners and also an administration society or association that performs the relevant administrative activities and is a residential house owner himself or herself.

(3) If a residential house owner is a legal person in the cases referred to in Paragraph two of this Section, it shall be necessary for the employee of the legal person who performs the administrative task to have a document certifying the vocational education necessary for the administration of such house and at least a fourth level vocational qualification.

(4) A document certifying a vocational qualification shall not be necessary for the administrator of a single apartment house and also in cases where the total area of a multi-apartment house is less than 1500 square metres and it is administered by:

1) the owner of the residential house himself or herself;

2) an owner of the residential house who has been authorised to perform administrative activities by other residential house owners on the basis of a mutual contract entered into in accordance with the procedures laid down in the Civil Law;

3) a residential house administration society or association established by the residential house owners.

(5) A person who has not acquired the practical work experience necessary for the administration of residential houses until the day of coming into force of this Law is entitled to carry out the task of administration in the residential house if his or her professional competence in the field of residential house administration has been recognised within the period laid down in this Law and he or she has received a document certifying fourth level professional qualification.

[18 February 2010; 12 July 2010; 19 December 2013; 14 December 2023]

Section 14. Competence of an Administrator

(1) The amount of the administrative task assigned to an administrator, the provisions and procedures for the performance thereof shall be determined by the administration contract. When performing the administrative task, the administrator has the obligation to comply with the requirements of the laws and regulations regulating residential house administration and other laws and regulations, and also the principles for the administration of a residential house specified in Section 4 of this Law.

(2) The administrator has the obligation to present the residential house owner with current, unambiguous and complete information on the laws and regulations binding on the residential house owner and the commitments arising therefrom, the obligations of the administrator arising from the administrative task, and also, upon the request of the residential house owner, on matters which relate to the administrative task.

(3) The administrator has the obligation to warn the residential house owner in writing of the urgent measures needed to be taken to prevent the ruination, collapse or destruction of the residential house, and also calculate the estimated costs of these measures.

(4) The administrator has the obligation to inform residential house owners in due time of actions or failure to act of an individual residential house owner (including the non-fulfilment of the liabilities acquired on the basis of the administrative task) which affect or may affect the interests of other residential house owners, and also to present unambiguous and complete information on these matters upon an individual request of the residential house owner.

(4¹) The administrator has a duty to control payments of the residential house owner for the administrative activities assigned to the administrator, including - if in accordance with Section 17.³, Paragraph two of this Law the residential house owner has taken a decision to make such payments with the intermediation of the administrator - for the services necessary for the maintenance of the residential house. Control of payments shall include the obligation:

1) to prepare a statement on the payments of the residential house owner;

2) to prepare a report on the existence of a debt;

3) to bring a claim to the court within the interests of other residential house owners regarding the non-fulfilment or inadequate fulfilment of the payment obligations.

(4²) If the payments for the services necessary for the maintenance of the residential house are settled with the intermediation of the administrator, the administrator has the obligation to transfer the payment received from the residential house owner to the service provider without delay in the exact amount paid by the residential house owner.

(4³) If insolvency of the residential house owner is determined or if the residential house owner has died and recovery of other debts related to administration of the house is not possible, the administrator shall notify the service provider thereof, appending documents confirming the respective information.

(4⁴) The administrator has the obligation to organise a written survey in the residential house in accordance with the procedures laid down in law, if a written request of a joint owner of the residential house or in a residential property house - a written request of the apartment owner has been received and the issue to be decided concerns administrative activities of the residential house.

(5) The administrator has the right to receive the funding necessary for the fulfilment of the administrative task assigned to him or her.

(6) The administrator does not have the right to use the savings accumulated by the residential house owner:

1) for covering the losses caused as a result of his or her activities;

2) for the settlement of unfulfilled liabilities of the residential house owner (settlement of debts, etc.).

(7) [19 December 2013]

(8) If a residential house is located on land which belongs to another person and the payments for the legal right to use the land are made with the intermediation of the administrator, the administrator has the obligation to transfer the payment received from the residential house owner to the land owner without delay in the exact amount paid by the residential house owner, and also to safekeep the collected payment for the right to use the land if the land owner is unreachable.

[28 October 2010; 19 December 2013; 16 December 2021]

Section 15. Administrative Work Plan and Report on the Fulfilment of the Administrative Task

(1) An administrator shall, at least once a year, acquaint the residential house owner in writing with the administrative work plan specified in this Law.

(2) The administrator has the obligation, in accordance with the procedures laid down in the administration contract, to submit a report in writing to the residential house owner on the fulfilment of the administrative tasks specified in this Law by the administrator, including a report on the use of the financial resources and property transferred to the administrator. The administrator shall indicate the following separately in the report:

1) the total debt of the residential house owners for each service necessary for the maintenance of the residential house, if the administrator organises collecting of payments from the residential house owner in accordance with Section 17.³, Paragraph two of this Law maintenance, as well as the total debt from other obligations arising from the administration contract;

2) data on the fulfilment of payment obligations in the previous year if payment obligations arise from the administration contract.

(3) Any person authorised by the residential house owner has the obligation to provide a report to the residential house owner on the fulfilment of the administrative task assigned.

[19 December 2013]

Section 16. Accountability of an Administrator

(1) An administrator shall be accountable to the residential house owner for the fulfilment of the administrative tasks assigned to him or her in accordance with this Law, the Civil Law and the provisions of the administration contract entered into.

(2) An administrator shall be accountable, in accordance with the procedures laid down in this Law, for failure to comply with the requirements of the Law while performing the administrative task.

(3) The accountability of an administrator of a residential house specified in Paragraphs one and two of this Section shall enter into effect at the time specified in the administration contract.

Section 17. Sub-contracting the Administrative Task

Sub-contracting the administrative task to another person shall be permitted if the administration contract does not specify otherwise.

Section 17.¹ Revocation of the Administrative Task

(1) Joint owners of a jointly owned residential house or apartment owners in a residential property house shall revoke the administrative task on the basis of a decision of the residential house owners taken in accordance with the procedures laid down in law.

(2) The residential house owner shall inform the administrator of the revocation of the administrative task by sending a respective notification in a registered letter. The notification shall specify the date from which the administrative task is revoked.

(3) Legal relations between the parties arising from the administration contract shall end one month after a notification on revocation of the administrative task was sent, unless another time limit is specified in the administration contract.

[19 December 2013]

Section 17.² Contracts for the Provision of the Services Necessary for the Maintenance of the Residential House

(1) A contract for the provision of the service necessary for the maintenance of the residential house (hereinafter - the service contract) shall be concluded by the residential house owner and the provider of the respective service, taking into account the provisions of Paragraph two of this Section.

(2) Joint owners of a residential house or apartment owners in a residential property house shall, on the basis of a decision of owners taken in accordance with the procedures laid down in law, authorise one person who may also be the administrator, to enter into the service contract. The authorised person shall enter into the service contract on behalf of all residential house owners.

(3) At least the following information and conditions shall be indicated in the service contract:

1) the contracting parties;

2) the address of the residential house where the service is ensured;

3) the procedures by which payments for the service are made, taking into account the provisions of Section 17.³ of this Law;

4) the criteria and methodology by which the share to be paid by each residential house owner is calculated for the service necessary for the maintenance of the residential house;

5) the person who calculates the share to be paid by each residential house owner for the service necessary for the maintenance of the residential house, ensures the preparation and delivery of invoices, collects payments and performs recovery on behalf of the service provider;

6) the procedures by which the service provider provides information to the residential house owner;

7) the procedures for amending and terminating the service contract.

(4) The criteria and methodology referred to in Paragraph three, Clause 4 of this Section shall be determined by the residential house owners in conformity with the Cabinet Regulation regarding the procedures by which the share to be paid by each residential house owner for a respective service necessary for the maintenance of the residential house is determined, calculated and accounted.

(5) The provisions for the provision of the respective service necessary for the maintenance of the residential house shall be the same for all owners of the particular residential house.

[19 December 2013]

Section 17.³ Payments for Services Necessary for the Maintenance of the Residential House

(1) The residential house owner shall settle the payments for the services necessary for the maintenance of the residential house independently with the provider of the respective service, making direct payments to the service provider, except for the case referred to in Paragraph two of this Section.

(2) The residential house owner is entitled, in accordance with the procedures laid down in law, to take the decision to assign a task to the authorised person who may also be the administrator, to organise the collection of payments from the residential house owner for a respective service necessary for the maintenance of the residential house and transfer of the received payments to the service provider on behalf of the residential house owner [payment with the intermediation of the authorised person (administrator)].

[19 December 2013]

Section 17.⁴ Competence of the Service Provider

(1) The service provider has the obligation to perform economically justified calculations and to ensure the residential house owner with a possibility of receiving comprehensive and complete information on the price of the service offered thereby.

(2) The service provider has a duty to enter into the service contract with the residential house owner regarding the possibility to settle payments for the service according to the procedures which have been selected by the residential house owner in accordance with the provisions of Section 17.³ of this Law.

(3) The service provider itself or by entering into an agreement with a person, which has been registered or licensed in accordance with the procedures laid down in laws and regulations for the provision of payment services (hereinafter - the payment authority), shall ensure the residential house owner with a possibility of making direct payments for the service in accordance with Section 17.³, Paragraph one of this Law.

(4) The service provider has the obligation to control payments of the residential house owner for the service provided. Control of payments shall include the obligation:

1) to prepare and issue a statement on payments;

2) to prepare a notification on the existence of a debt and to hand it over to the addressee;

3) in due time to bring a claim to a court against the residential house owner for the default or inadequate fulfilment of payment obligations.

(5) The service provider has the obligation to inform, in due time, residential house owners of the default of obligations by an individual residential house owner which affects or may affect the interests of other residential house owners, and also, upon request of a residential house owner, to provide unequivocal and complete information on the service.

(6) In the case referred to in Section 14, Paragraph 4.³ of this Law the service provider has a duty to reduce the amount of the registered debt obligations for the sum of debt that cannot be recovered.

[19 December 2013 / See Paragraph 22 of Transitional Provisions]

Section 17.⁵ Statement on Payments

(1) The service provider or in the case referred to in Section 17.³, Paragraph two of this Law - the person authorised by the residential house owner (administrator) shall prepare a statement regarding payments upon the written request of the apartment owner or the person authorised by the apartment owner.

(1¹) If the statement is prepared by the administrator, but direct payments are made in the residential house, the administrator shall additionally indicate in the statement information regarding the service providers who provide any of the services necessary for the maintenance of the residential house as specified in this Law.

(2) It shall be indicated in the statement on payments whether payment obligations provided for in the administration contract and the service contract have been fulfilled. If the residential house owner has not fulfilled the payment obligations or has not fulfilled them adequately, the following shall be indicated in the statement on payments:

1) the payment obligation from which debt arises;

2) the amount of the debt, indicating separately the principal sum of the debt, and also the late-payment interest and penalty, if such have been agreed upon.

[19 December 2013; 19 June 2025]

Section 17.⁶ Notification on the Existence of a Debt

(1) The following shall be indicated in a notification on the existence of a debt:

1) the composition of the debt of administration expenditures, indicating separately the principal sum of the debt, and also the late-payment interest and penalty;

2) the total sum of the debt;

3) the deadline for paying the debt;

4) the place for paying the debt;

5) the details necessary for making the payment.

(2) The deadline for making the payment shall be indicated in the notification on the existence of a debt, and it may not be shorter than the last working day of the next calendar month.

(3) An invoice shall also be deemed a notification if all the information referred to in Paragraphs one and two of this Section is indicated therein in addition.

[19 December 2013]

Section 17.⁷ Contract for the Use of the Plot of Land Attached to A Residential Property

[16 December 2021]

Section 18. Register of Administrators

(1) An administrator who has entered into an administration contract with the residential house owner shall, within one month from entering into the administration contract, register in the Register of Administrators (hereinafter also - the Register) by submitting to an official of the Register the documents specified in law.

(2) A natural person or legal person is also entitled to register in the Register of Administrators if it wishes to offer services of an administrator, meets the requirements stipulated for an administrator in this Law but has not received the administrative task and has not entered into the administration contract.

(3) [14 December 2023]

(4) Everyone has the right to become acquainted with the entries of the Register and the documents submitted to the Register.

(5) The procedures for keeping and updating the Register, the documents to be submitted and the deadlines for submitting them, the types of services, and also the official responsible for keeping the Register shall be determined by the Cabinet.

(6) The applications to be submitted to the Register shall be signed, using the electronic identification and signature tools available within the electronic service.

[28 October 2010; 19 December 2013; 31 March 2022; 14 December 2023]

Section 19. Information to be Entered in the Register of Administrators

(1) An entry shall be made in the Register of Administrators on the basis of a submission of a person or a court judgement.

(2) The following information shall be entered in the Register:

1) the given name, surname or name of the administrator;

2) the declared place of residence or legal address of the administrator;

3) [31 March 2022];

4) the territory for the provision of services;

5) the qualifications of the administrator, employees of the administrator;

6) information on the employee of the administrator who directly performs the administrative activities in the relevant residential house;

7) the address of the residential house where the administrator is performing the administrative task, and the term for which the relevant administration contract has been entered into, and also the contact person;

8) substantiated information on violations of the professional activity of the administrator;

9) a note on the fact that a non-conformity of the information provided for registration has been determined;

10) a note on the fact that, in accordance with a court judgment that has entered into effect, a prohibition from performing the professional activity of an administrator has been imposed on the administrator;

11) information on the suspension or termination of economic activity of the administrator;

12) other information if such information is directly provided for by the law.

(2¹) The information referred to in Paragraph two, Clause 6 of this Section and information on the declared place of residence of the administrator shall not be available in online mode of the Register of Residential House Administrators.

(3) [31 March 2022]

(4) [31 March 2022]

(5) [31 March 2022]

[19 December 2013; 31 March 2022]

Section 20. Removal of an Administrator from the Register

(1) An administrator shall be removed from the Register if:

1) a relevant submission has been received from the administrator;

2) substantiated information on the termination or liquidation of the activity of the administrator has been received;

3) [14 December 2023].

(2) An administrator may be removed from the Register if it has provided false information to the Register which formed the basis for the performance of registration activities.

(3) An official shall take the decision to remove an administrator from the Register within five days of the receipt of a submission or court ruling.

[19 December 2013; 14 December 2023]

Section 21. Appointment of the Appointed Administrator

[19 December 2013]

Section 22. Decision on the Appointment of an Appointed Administrator

[19 December 2013]

Section 23. Qualifications of an Appointed Administrator

[19 December 2013]

Section 24. Procedures for the Selection of an Appointed Administrator

[19 December 2013]

Section 25. Competence of an Appointed Administrator

[19 December 2013]

Section 26. Dismissal of an Appointed Administrator

[19 December 2013]

Section 27. Competence of an Owner during the Period of Activity of an Appointed Administrator

[19 December 2013]

Section 28. Information Related to the Administration of a Residential House

(1) Information related to the administration of a residential house necessary for the fulfilment of the functions of State and local government institutions, except for information which is accessible in the integrated State information system, shall be submitted to State and local government institutions. The information shall be provided by the residential house owner or administrator within the scope of the competence thereof.

(2) The owner and administrator of a residential house shall, within the scope of their competence, have the right to receive information from State and local government institutions necessary for the administration of the residential house.

(3) The residential house owner has the right to become acquainted with the house file without restrictions and to make derivatives of the documents in compliance with the personal data protection requirements.

[19 December 2013; 31 March 2022]

Section 29. Administrative Offences in the Field of Administration of a Residential House

For the failure to perform the mandatory administrative activity laid down in the Law and affecting public interest, a warning or a fine from two to two hundred and eighty units of fine shall be imposed on the residential house owner or administrator (if the performance of the abovementioned administrative activity is assigned to an administrator), and a fine from two to two thousand and eight hundred units of fine shall be imposed on a legal person.

[5 December 2019 / Section shall come into force on 1 July 2020. See Paragraph 26 of Transitional Provisions]

Section 30. Competence in the Administrative Offence Proceedings

Until examination of the administrative offence case, the administrative offence proceedings for the offence referred to in Section 29 of this Law shall be conducted by the State Police, municipal police or a local government rental board. The administrative offence case shall be examined by the local government administrative commission or sub-commission.

[5 December 2019 / Section shall come into force on 1 July 2020. See Paragraph 26 of Transitional Provisions]

Transitional Provisions

1. [16 December 2021]

2. The file of a residential house in accordance with the requirements of Section 8 of this Law shall be established by 30 June 2011.

3. [31 March 2022]

4. Administration contracts which are in effect on the day of coming into force of this Law, but do not conform to the provisions of this Law, shall be harmonised with the provisions of this Law by 31 December 2011.

5. Until 31 December 2011, any person who has acquired the education necessary for the administration of a residential house and a document certifying the acquisition of at least a level three vocational qualification, except for the case referred to in Paragraphs 6 and 6.¹ of these Transitional Provisions, has the right to perform administrative activities (task) in a multi-apartment residential house.

[12 July 2010]

6. Persons who, until the day of coming into force of this Law, have entered into the relevant residential house administration contracts have the right to perform the administrative obligations taken up in accordance with the contract regardless of whether the qualifications of the person comply with the requirements of Section 13 of this Law, but not longer than until 31 August 2013.

[12 July 2010; 20 June 2013]

6.¹ The person referred to in Section 13, Paragraph five of this Law is entitled to continue administration of a residential house also after 1 September 2013, if, as a result of the evaluation of the professional competence thereof by 31 August 2013 in accordance with the procedures laid down by law, it has acquired a vocational education document certifying a third level vocational qualification.

[12 July 2010; 20 June 2013]

6.² [19 December 2013]

7. Prior to the transfer of the right to administer a privatised State or local government residential house to the apartment owner society of the respective house or to the person authorised by a mutual agreement of apartment owners, the administrator has the right to enter into contracts on behalf of apartment owners for the provision of a respective service necessary for the residential house, the provision of electricity provided for common use, and also the use of the attached plot of land.

[19 December 2013]

8. Until 31 December 2009, the Cabinet shall issue:

1) regulations regarding the sanitary servicing of a residential house;

2) regulations regarding the survey, technical servicing and current repair of a residential house, the facilities and communications therein;

3) regulations regarding the procedures by which the activities related to the renovation and reconstruction of a residential house shall be planned and organised;

4) regulations regarding the procedures for keeping and updating the house file.

9. Until 30 June 2011, the Cabinet shall issue regulations regulating the minimal requirements for the provision of energy efficiency of a residential house.

[12 July 2010]

10. Until 1 January 2011, the Cabinet shall issue regulations regarding the procedures for the keeping and updating of the Register of Administrators, the documents to be submitted to the Register, the deadlines for the submission thereof, and also the official responsible for keeping of the Register.

11. Section 6, Paragraph two, Clause 1, Sub-clause "e" of this Law shall come into force on 1 January 2012.

[12 July 2010]

12. Section 18 of this Law shall come into force on 1 January 2012.

13. Until entering into an administration contract with apartment owners, the co-operative societies of apartment owners, and also the societies established by apartment owners which have been granted the administration rights by the possessor of a State or local government residential house until 14 January 2014 shall ensure the performance of mandatory administrative activities. The co-operative society of apartment owners or the society established by apartment owners shall, on behalf of the apartment owners, enter into contracts for the provision of a respective service necessary for the residential house, provision of electricity provided for common use, and also a contract for the use of the attached plot of land.

[19 December 2013]

14. Upon termination of the administrative legal relations, in cases when the administrator has entered into contracts for the provision of the services referred to in Section 6, Paragraph two, Clause 1, Sub-clause "b" of this Law and electricity provided for common use, and also the attached plot of land until 14 January 2014 on its behalf and not on behalf of the apartment owners, the following provisions shall be conformed to:

1) a claim to the court against the apartment owner regarding debt of such payments shall be brought by the administrator to which the residential house owner has assigned the administrative task, if the previous administrator covered the debt to the respective service provider from the resources of the savings fund and an authorisation of the residential house owner was received for the use thereof;

2) in other cases, a claim to the court against the apartment owner regarding debt of such payments shall be brought by the previous administrator.

[19 December 2013]

15. The service provider shall calculate the costs for servicing invoices by 31 May 2014, ensuring receipt of direct payments from residential house owners (hereinafter - the costs for servicing invoices), in conformity with that laid down in Section 17.⁴, Paragraph one of this Law, and send the abovementioned information to administrators of such residential houses, owners of which settle payments for services with the intermediation of an administrator.

[19 December 2013]

16. If the residential house owner settles payments for a service with the intermediation of an administrator on 1 May 2014, the administrator has the obligation to send the following to the residential house owner not later than by 30 September 2014:

1) a notification in which the total debt for each service supplied to the apartment property house and separately - the debt of each apartment owner for each service, the entered into schedules for repayment of debts, the amount of payments transferred to the service provider and the debt to the service provider for the time period until the day of preparing the notification are indicated;

2) information on the obligation of the residential house owner laid down in laws and regulations to take the decision on the procedures by which subsequent payments for the service necessary for the maintenance of the residential house shall be made. The types of payments provided for in this Law and the procedures, the deadline for taking the respective decision shall be indicated in the information;

3) information received from the service provider on the costs for servicing an invoice if payments for service are to be made in accordance with the procedures referred to in Section 17.³, Paragraph one of this Law.

[19 December 2013]

17. The residential house owner which settles payments for a service with the intermediation of an administrator on 1 May 2014, must decide, in accordance with the procedures laid down in laws and regulations, on the way in which subsequent payments with the service provider will be made. When taking a decision, the residential house owners shall evaluate the information prepared by the respective service provider on the costs for servicing invoices. The date from which the payment procedures will be changed, taking into account that laid down in Paragraphs 20 and 21 of this Regulation, and also the criteria and methodology by which the share to be paid by each owner of the residential house for the service necessary for the maintenance of the house is calculated and accounted shall be indicated in the decision. The residential house owner shall notify the administrator and the service provider of the decision taken within two weeks from the day of taking the decision.

[19 December 2013]

18. In residential property houses in which the administration rights have not been transferred to the society of apartment owners of the respective house or to a person authorised by a mutual contract of apartment owners and in which the community of apartment owners has not taken a decision, the opinion of the community of apartment owners shall be ascertained without convening a general meeting - in the form of a survey in accordance with the procedures laid down in laws and regulations by 31 January 2015, and the survey shall be organised by the administrator. The content of the draft written decision to be sent shall be determined by the Cabinet.

[19 December 2013]

19. The administrator shall prepare the survey results on each residential house, the owners of which have decided in favour of direct payments, by 30 March 2015 and send information to the service provider on the number of apartment properties, the residential house owners, debt repayment schedules which have been entered into with the residential house owners, on the total debt to the service provider. Concurrently, the administrator has the obligation to send updated information referred to in Paragraph 15 of this Regulation to the residential house owner within the abovementioned period.

[19 December 2013]

20. After information has been compared and agreement has been reached for the total debt of residential house owners, the administrator and the service provider may agree upon who will control payments in relation to debt obligations which have arisen for the residential house owners until commencement of direct payments. If an agreement is not reached, control of payments in relation to debt obligations which have arisen for the residential house owners until commencement of direct payments shall be carried out by the administrator.

[19 December 2013]

21. The service provider shall compare the information received from the administrator on the total debt of the residential house owners with the data in the book-keeping thereof and shall send information to the administrator on the results of the comparison.

[19 December 2013]

22. The service provider shall ensure the fulfilment of the requirements of Section 17.⁴, Paragraph two of this Law not later than until 30 September 2015.

[19 December 2013]

23. Direct payments for services shall be commenced not earlier than on 1 October 2015, except when the residential house owner and the service provider have already agreed upon direct payments in the service contract until 30 September 2015.

[19 December 2013]

24. The service provider has the obligation to register and control such payments which have been made by the residential house owner upon settling payments directly with the service provider.

[19 December 2013]

25. The provisions of the contract which are related to the change of the type of payments shall be amended on behalf of the residential house owner by its authorised person. In residential houses where the administration rights have not been transferred to the society of apartment owners of the respective house or to a person authorised by a mutual contract of apartment owners, the respective amendments on behalf of the residential house owner shall be made by the administrator.

[19 December 2013]

26. Sections 29 and 30 of this Law shall come into force concurrently with the Law on Administrative Liability.

[5 December 2019]

27. The house file keeper shall start adding the information, electronic documents or their derivatives to be included in the house file to the Construction Information System, preparing the authorisations issued by the residential house owners, and also the information for the Construction Information System before 28 February 2023. Documents and information created before 28 February 2023 shall be added to the Construction Information System at the discretion of the house file keeper.

[31 March 2022]

28. In order to obtain the access right to each house file in the Construction Information System, the administrator which administers the residential house on the basis of an administration contract shall, by 28 February 2023, submit the concluded administration contract or certification to an official of the Register that the information found in the Register of Administrators is up to date.

[31 March 2022]

29. Residential house administrators which administer residential houses where apartment owners have not taken over the administration rights have the obligation to register with the Register of Administrators by 28 February 2023 in accordance with the procedures laid down in the laws and regulations. In order to obtain the access right to each house file in the Construction Information System, the administrator shall submit to an official of the Register the concluded administration contract or a document certifying the legal basis for the administration of the relevant residential house.

[31 March 2022]

The Law shall come into force on 1 January 2010.

The Law has been adopted by the Saeima on 4 June 2009.

President V. Zatlers

Rīga, 19 June 2009

¹ The Parliament of the Republic of Latvia

Translation © 2025 Valsts valodas centrs (State Language Centre)