The manager's duties and the owners' rights

Published: 16 March 2026
Reviewed by: the Practic d.o.o. expert team

Many disputes arise from a misunderstanding of roles. The manager does not own the building and cannot take every decision alone. Its task is to carry out lawful decisions, organise the management work and run the processes professionally and transparently.

The manager's basic tasks

Usual tasks include keeping records, preparing statements, paying the building's obligations, monitoring receivables, organising maintenance, convening meetings, carrying out resolutions and reporting to owners. The exact scope is also defined by the management services contract.

What can owners request?

Owners are entitled to information relating to the management of their building: statements, contracts, invoices, reports, data on funds and explanations of decisions carried out. When providing it, the protection of other people's personal data must also be respected.

What does the manager decide and what do the owners decide?

The manager may take urgent measures to prevent immediate danger or major damage. For planned works, however, it generally needs an appropriate decision of the owners or a basis in the adopted maintenance plan.

The role of the supervisory board

The supervisory board monitors the manager's work and helps owners review documents, but it does not replace the owners' meeting and cannot itself take decisions that require a specific majority.

What is not automatically the manager's responsibility?

The manager cannot be held responsible for every defect in an individual flat, for arbitrary actions of residents, or for delays that result directly from decisions not taken or insufficient funds. It must, however, warn the owners of risks in time and propose workable solutions.

What to do if you are dissatisfied?

First send a clear written question with a deadline for a reply. Ask for a list of actions taken and next steps. If problems keep recurring, the supervisory board should prepare a list of open matters and discuss it with the manager.

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