Repair Plan of a Slovak Apartment Building: Due 30 November

The manager (správca) of a Slovak apartment building must give the owners, every year by 30 November, a repair plan for the next calendar year and propose how much to put into the fund for operation, maintenance and repairs. A manager who misses 30 November has no claim to the payment for management. This is Act No. 182/1993 Z. z. on the ownership of apartments and non-residential premises, in the version in force from 1 April 2025. It covers a house with a manager; for an owners' association we claim nothing here. The quotations below are the Slovak text of the Act.

What does the Act say about the repair plan?

It sits in the list of what a manager must do:

„vypracovať a každoročne do 30. novembra vlastníkom bytov a nebytových priestorov v dome predložiť plán opráv na nasledujúci kalendárny rok, ktorý zohľadní najmä opotrebenie materiálu a stav spoločných častí domu a spoločných zariadení domu a navrhnúť výšku tvorby fondu prevádzky údržby a opráv domu na kalendárny rok,“ (Act 182/1993 Z. z. § 8b(1)(g))

So: the deadline is 30 November each year; the plan covers the next calendar year; it takes account of wear of material and the state of the common parts and installations; and the manager proposes the amount for the fund. The Act sets no table or form.

What if the manager does not present it?

„Ak správca nepredloží vlastníkom bytov a nebytových priestorov v dome správu o svojej činnosti za predchádzajúci rok týkajúcu sa domu, vyúčtovanie použitia fondu prevádzky, údržby a opráv a úhrad za plnenia v lehote podľa odseku 2, nemá až do ich predloženia nárok na platby za správu; nárok na platbu za správu nemá správca aj vtedy, ak nepredloží do 30. novembra bežného roka plán opráv na nasledujúci kalendárny rok podľa § 8b ods. 1 písm. g).“ (Act 182/1993 Z. z. § 8a(4))

The consequence is the loss of the claim to the management payment. The sentence says nothing about owners withholding fund advances or charges for services, and no such right can be read into it. For a dispute, ask a lawyer.

How does the plan relate to the fund advance?

The plan is the input; the owners decide the money. The advance is set, as a rule, a year ahead:

„Výšku preddavku do fondu prevádzky, údržby a opráv určia vlastníci bytov a nebytových priestorov v dome spravidla vždy na jeden rok vopred tak, aby sa pokryli predpokladané náklady na prevádzku, údržbu a opravy spoločných častí domu, spoločných zariadení domu, spoločných nebytových priestorov, príslušenstva a priľahlého pozemku, ako aj výdavky na obnovu, modernizáciu a rekonštrukciu domu.“ (Act 182/1993 Z. z. § 10(1))

Owners decide the advance and the use of the fund by more than half of all votes (§ 14b(1)(i)):

„i) preddavkoch do fondu prevádzky, údržby a opráv a účele použitia prostriedkov fondu prevádzky, údržby a opráv, zásadách hospodárenia s týmito prostriedkami vrátane rozsahu oprávnenia disponovať s nimi,“ (Act 182/1993 Z. z. § 14b(1)(i))

The Act as quoted does not make owners approve the plan itself. A plan that arrives on 29 November leaves little time for a sensible vote on advances for a year that starts a month later.

What to ask the manager, if you are an owner

The plan and the date it reached you; the proposed fund amount and what it rests on; and the records of how the fund was used this year. The right to those records:

„umožniť vlastníkovi bytu a nebytového priestoru v dome na požiadanie nahliadnuť do dokladov týkajúcich sa správy domu alebo čerpania fondu prevádzky, údržby a opráv, robiť si z nich výpisy, odpisy a kópie“ (Act 182/1993 Z. z. § 9(5)(d))

A single owner cannot terminate the management contract; the owners can do it only by a decision of more than half of all votes, with three months' notice unless the contract says otherwise (§ 8a(1) and (6)). The quoted text does not make a missed plan deadline a ground for termination.

What Unitify does

The manager writes the repair plan; Unitify does not write it. It helps with the work around it: an equipment register with service history, requests and faults per building, advances and arrears per apartment, and notices to owners in the resident app, where you see who opened them. Documents, including the plan and the papers for the vote, live in one place. The app interface is in English for now and is set up for each project; there is no Slovak interface yet.

If you manage several houses and want the plan, the equipment and the requests in one place, you can start free from the Unitify page for Slovakia. If you are an owner, ask the manager for the plan, the proposed fund amount and the records of how the fund was used.

Sources: Act No. 182/1993 Z. z., version in force from 1 April 2025, Slov-Lex; checked 7 November 2026. Later amendments were not confirmed: open the current version on slov-lex.sk before relying on it. This is not legal advice.