Latvian Managers’ Register: How to Check a Residential Manager
The short answer. In Latvia a manager who has signed a management contract with a house owner must register within a month in the public managers' register kept by the State Construction Control Bureau. Anyone can consult the register. To perform the task in a multi-apartment house a person needs at least the fifth professional qualification level in residential-house management — and where the manager is a company, that requirement attaches to the employee who actually performs the task in the house, not to the company.
Who a manager is, and on what basis they work
The Law on the Administration of Residential Houses (Dzīvojamo māju pārvaldīšanas likums) defines a manager (pārvaldnieks) as an adult natural or legal person with legal capacity who, on the basis of a management contract, carries out the management activities the owner has assigned. The management contract is concluded in writing; apartment owners conclude it in line with a decision of the owners' community, and the concluded contract binds every apartment owner. In our own marketing language we often say apsaimniekotājs — it is what residents search for — but the law speaks of pārvaldnieks, and that is the term to look for in the register.
Qualification: which level for whom
Art. 13 of the law distinguishes two regimes:
- A professional manager in a multi-apartment house needs the professional education required for residential-house management and at least the fifth professional qualification level. If the manager is a legal entity, the document is needed by the employee who performs the management task in that house.
- Owners managing for themselves (an owner, an owner authorised by the others, or a company or association the owners have formed) need at least the fourth level if the house's total floor area exceeds 1 500 m²; if it is smaller than 1 500 m², no qualification document is needed. A manager of a one-apartment house does not need one either.
So the sentence "every manager must be certified" is too blunt.
What is in the register, and what is shown online
Art. 19 of the law lists what is entered in the register, including: the manager's name or company name and address; the territory in which services are provided; the qualification of the manager and its employees; the address of the house in which the manager performs the management task, the term of the contract, and a contact person; justified information on breaches of professional conduct; a mark where a mismatch between the submitted data and reality has been found; a mark on a court-imposed ban on practising as a manager; and information on suspension or termination of business activity.
Some information is not available in the register's online mode: information on the employee who directly performs management activities in the house, and the manager's declared residence. So for a particular employee's qualification you have to ask the manager itself.
The register's controller is the State Construction Control Bureau. On its page the Bureau lists the duties together: register within a month of signing the contract, report changes within a month, and keep the house file in BIS. According to the BIS page in September 2026, finding information about a particular house's manager requires signing in to BIS with internet banking, Smart-ID, an eID card or an e-mobile signature; anonymously you can search by manager.
How a manager registers, and what that means for you
The application is filled in as an online form and signed with an e-signature on the BIS website, bis.gov.lv. The manager also files the management contract itself and the documents certifying staff qualifications. Changes must be reported within a month, and the Bureau confirms a registration or update in writing within 15 working days. A manager who has no contract yet may register in advance if it wants to offer services and meets the requirements.
A practical checklist: how to check a manager
- Find the manager in the register by name; searching by house address requires signing in to BIS.
- Check that the register shows your house's address, the contract term and a contact person.
- Ask about qualification: a fifth-level document for the employee who performs the task in your house. That information is not shown online.
- See whether the register has entries on professional breaches or court bans.
- Make sure the management contract was concluded in writing and on a decision of the community.
- Ask how you will receive the annual work plan and the written report (at least once a year), including the breakdown of arrears by service.
Besides the managers' register, since 5 January 2026 there is a register of owners' communities: every community has an 11-digit identifier, and its public free entry names the house's manager and the community's contact e-mail or other contact channel.
How Unitify handles it
Unitify is not a manager and does not manage buildings: we provide software to managers and do not replace the register. What Unitify gives a manager you are checking is one place for requests, invoices and payments, communication with residents and votes, so the plan, the reports and the answers to residents do not have to be hunted down in spreadsheets. And for you as an owner, a status in the app instead of phone calls.
See Unitify in Latvia and pricing; there is a free plan.
Related reading
- Latvian house file and BIS: what goes in and who keeps it
- General meeting and written survey of apartment owners: how to convene and vote
- Management fee: how it is calculated and whether VAT applies
Based on arts. 1, 10, 13, 15 and 18–20 of the Law on the Administration of Residential Houses (redaction from 16 July 2025), Cabinet Regulation No. 343 and art. 15.4 of the Law on Apartment Property (redaction from 29 May 2026), as published on likumi.lv, and the public BIS register page (viewed in September 2026). We do not know how many managers are registered and do not state it. Latvian laws are amended often — check the current redaction before you rely on this. This is not legal advice.
To see how Unitify works for a manager, book a demo.
Frequently asked questions
Is the managers' register public?
Yes. Everyone has the right to inspect the register's entries and the documents filed with it, and the register's controller makes data on residential-house managers available to anyone electronically free of charge. Some data is not available online: information on the employee who directly performs management in the house, and the manager's declared residence.
Who keeps the managers' register?
The State Construction Control Bureau keeps and updates it. Registration is done online on the Construction Information System website, bis.gov.lv.
When must a manager register?
A manager who has signed a management contract with the owner of a residential house registers within a month of signing. A person who wants to offer manager services but has no contract yet may also register.
What qualification does a manager need?
To perform a management task in a multi-apartment house, a person must hold the professional education needed for residential-house management and a document certifying at least the fifth professional qualification level; if the manager is a company, that applies to the employee who actually performs the task in that house. Owners managing their own house need the fourth level above 1 500 m², and below that area no qualification document is needed.
Can I find a manager in the register by house address?
According to the BIS page (September 2026), finding information about a particular house's manager requires signing in to BIS with internet banking, Smart-ID, an eID card or an e-mobile signature. Anonymously you can search the register by manager.
When is a manager removed from the register?
Art. 20 of the law names the manager's own application and justified information about the end of its activity or its liquidation as grounds; a manager can also be removed if it gave the register false information. Justified information about breaches of professional conduct can be recorded as a separate entry (art. 19).