The rights and obligations of the property manager are defined by the Law on Ownership and Other Property Rights, as well as more specifically by the Management Agreement. Co-owners may authorize the manager by the Agreement to perform the following tasks on their behalf and for their account:

• organize regular maintenance of common areas and equipment in their structural and functional condition (the list of common areas and equipment is determined by the co-ownership agreement)
• conduct periodic and annual inspections of the property and prepare reports
• determine the amount of the common reserve fund contribution for each co-owner
• organize the collection of the common reserve fund, including enforcement collection
• manage the funds of the common reserve contributed by co-owners to cover the maintenance costs of common areas and equipment in accordance with the annual program
• inform co-owners in an appropriate manner about completed tasks
• provide each co-owner with an accurate account of operations for the previous calendar year and make the supporting documents available for review in an appropriate manner
• insure common areas and equipment against risks according to the annual program
• represent co-owners in proceedings before courts and other authorities

Additionally, the Property Manager is obliged to organize repairs for urgent failures and provide 24-hour on-call service on weekdays, weekends, and holidays.

The co-owner representative is one of the co-owners, chosen by the other co-owners under the Co-Ownership Agreement to represent them towards the Property Manager and third parties (of course, with their consent).

The powers and responsibilities of the representative, as well as any liability towards co-owners, should be determined by the Co-Ownership Agreement, since the Law on Ownership and Other Property Rights does not contain such provisions.

The co-owner representative is entitled to compensation for their work, with the amount determined by the co-owners.

The co-owner representative is authorized to:

• enter into a property management agreement with the property manager
• enter into a loan or credit agreement to cover extraordinary expenses up to the amount that can be repaid from the reserve fund based on Articles 86 and 87 of the Law on Ownership and Other Property Rights
• enter into an agreement for the management and use of common areas and equipment used jointly with co-owners of other buildings (roof, gutters, facade, boiler room)
• represent co-owners to the property manager and third parties in matters concerning common areas and equipment not entrusted to the property manager
• organize the collection of common expenses
• participate in selecting contractors for works carried out by the property manager
• certify work orders as confirmation of completed tasks
• ensure compliance with house rules and proper use of common spaces and land serving the building
• regularly inform co-owners of all significant issues related to management, and at least once a year submit a written report of their activities to all co-owners

The co-owner representative acts as a link between the building co-owners and the property manager. The representative is essential for the manager’s work when carrying out and executing all necessary tasks and obligations for the building. The property manager is accountable to the co-owners through the representative. A good relationship between the co-owner representative and the property manager is a prerequisite for effective cooperation.

Buildings without a representative, according to the Law on Ownership and Other Property Rights, must have a property manager, and such buildings are managed under so-called “forced administration” appointed by the local government.