Homeowners Representative

Each building has its own representative, chosen by the rest of the homeowners and authorized for representation. Each authorized representative is obliged to organize regular annual meetings of the homeowners, inform them about the condition of the building and determine the work necessary for maintenance of the building.

The homeowner’s representative is a person who takes care of the building (informing about malfunctions, small and big repairs, changes of homeowners etc.), and is in constant communication with the Manager.

The authorized homeowner’s representative represents the homeowners before the manager of the building, and before all other legal and physical personnel (for instance, the contractors). The authorized representative represents the rest of the homeowners in accordance with privileges and obligations he/she has received from the Co-ownership Agreement.

In the case of a very large building, the authorized representative of the building may have a deputy. The deputy of the authorized representative is chosen by all homeowners in the same way the authorized representative has been chosen.

Privileges and obligations of the deputy are also determined the same way they were determined for the authorized representative of the building.

In the case that the authorized representative of the homeowners in the building is acting contrary to the Co-ownership Agreement and the Law of Ownership and Other Proprietary Rights, he/she can be relieved of duty by the homeowners. In the same manner, altering the authorized representative deputy of the building can take place.

The homeowner´s representative is authorized to:

– with the manager, sign the Management Contract, unlimited in duration

– sign a credit agreement, or a loan for covering unexpected expenses, up to the amount refundable from the reserve funds, based on Article 86 and 87 from the Law of Ownership and Other Proprietary Rights (Narodne novine; Official Gazzette 91/96)

– sign the Management Contract and keep a register of the cost for maintaining communal parts and appliances of the building, for the purpose of securing credits or loans for unexpected expense, based on Article 86 and 87 of the Law of Ownership and Other Proprietary Rights

– initiate the establishment of ownership of a special part of the property, that is, turning a condominium acquired by former regulation into an ownership per part according to the new system contained within the law, that is, request for this purpose an expert study on the condominium

– represent the homeowners before the manager and third parties in affairs of those communal parts and appliances of the building not entrusted to the manager

The homeowner´s representative must:

– take part in selecting the contractors for the jobs managed by the manager

– certify work orders as proof of task completion

– take care of the House Rules being applied, and the way in which communal areas or land serving the building is being used

– regularly report to the homeowners about all important management-related issues

The homeowner´s representative is a bond between the building, the homeowners and the manager. The homeowner´s representative is essential for the manager´s work when it comes to all tasks and commitments that the building requires. Manager´s responsibility is to the homeowners, through their representative.

– the Homeowners – a homeowner in a residential building is each individual citizen who has the ownership of an apartment or other spaces in a certain building (homeowner´s parts – Article 36 of the Law of Ownership)

– The homeowners are the main carriers of rights and obligations. They are obliged to participate in managing and maintaining their residential building. They are making decisions on regular and special building maintenance. They are choosing a representative and making decisions on appointing the manager and the contractors for regular and special maintenance-associated jobs.

– The homeowners are obliged to implement all resolutions made by the local government and self-government, which are of benefit to the public interest.

(Article 85, the Law of Ownership and Other Proprietary Rights)