Armenia's Law on Condominiums (ՀՕ-334): The Basics

If you searched for "the law on condominiums" in Armenia, the act you are looking for is the RA Law "On the Management of a Multi-Apartment Building" (Բազմաբնակարան շենքի կառավարման մասին, ՀՕ-334), adopted on 7 May 2002. A համատիրություն (a condominium legal entity created by the owners) is one of the management forms it provides, and the same statute covers the others. The consolidated text now in force dates from 8 April 2026. This is a map of what it says; the details are in the linked articles.

Three forms, one management body

Owners, or in one case the developer on their behalf, choose a management body for the building. The law offers three forms (art. 17):

1. a համատիրություն, a condominium legal entity;
2. an authorised manager acting under a power of attorney;
3. a trust manager.

Only one management body may run a building for the purposes of the mandatory norms. Buildings with up to four owners may meet those norms through the assembly instead. Where owners constitute no body, the powers pass by default to the head of the community, who may exercise only a restricted set of them (arts. 26(5), 22(4)). That is a default, not a fourth form.

The owners' assembly

The assembly is the supreme body (art. 11). It meets at least once a year, votes are weighted by each owner's share, and decisions bind everyone, including absentees and dissenters unless they were not properly notified. Decisions can be taken in three ways:

• A convened meeting. Valid when owners holding more than half of all votes are present; notice at least 7 days before; minutes kept by a secretary the meeting elects (art. 12).
• A written poll in absentia. One unified document, voting in writing with a signature on the original, question by question (for, against, abstain), open at least 5 days (art. 13).
• A notification, for a closed list of questions. The draft is posted and stays up at least 7 consecutive days; discussion lasts at least 10 days; owners who do not vote against in writing count as voting for (art. 14).

Most decisions pass on more than half of all votes. Alienating or pledging the common immovable property needs unanimity. The law has no electronic ballot.

Charges, accounts and arrears

• Cashless, per building. Since 1 April 2020 the mandatory charges are paid cashlessly into a bank account opened for that building in the management body's name (art. 15.1). Details in How Armenia's mandatory building charges must be collected.
• Who sets the rate. The assembly sets the mandatory charges and their deadlines. There is no statutory minimum charge.
• No mandatory reserve fund. An assembly may decide to create one.
• Arrears. After two missed payments and a written warning, the management body may go to court. Arrears follow the flat: a seller must disclose outstanding obligations in writing, and the buyer inherits them.

What the manager owes the owners

By the 15th of each following month, a report on named payments by owner and the progress of works, notified to residents. Each year, an annual report with the balance, collections by owner and spending by line, published with the budget (art. 24). The management body also keeps a register of owners' shares and keeps management documents at least three years (art. 22).

Certification of managers

Since 1 July 2025, managing a building through a համատիրություն, trust manager or authorised manager is a regulated professional activity (art. 17.1). Managers already in post have until 1 July 2027 to enter the process. Buildings with up to four owners and buildings managed by the community head are outside it. See Armenia's manager certification and the 2027 deadline.

Developers at handover

Since 1 January 2026, after a new building is commissioned and until the owners choose, the developer chooses a management form on their behalf. Within five days of a management body being chosen it must hand over the design documentation under a handover-acceptance act (art. 28.1).

What the law does not say

• It has no electronic ballot.
• It contemplates a state-run unified electronic platform for managers' notifications, informings and reports (art. 24.1), and connecting to it is optional. We could not verify that the platform is live, so we do not describe it as one.
• A 2026 amendment (ՀՕ-98-Ն) is a narrow, temporary fix on land-plot use rights, in force until 31 December 2027. It is not a management reform.

What Unitify does

No statute requires software here. Unitify gives building managers in Armenia a resident app, an owner report and Flitt integrated for payments. At Ande Tower, our live deployment in Georgia, collectability rose from 40% to 80% in six months.

See Unitify for Armenia and pricing, or book a demo.

Sources: RA Law "On the Management of a Multi-Apartment Building" ՀՕ-334 of 07.05.2002, current consolidation arlis.am/hy/acts/223635, arts. 11-15.1, 17, 17.1, 22, 24, 24.1, 26, 28.1; ՀՕ-98-Ն of 26.03.2026, arlis.am/hy/acts/223631. Checked 7 September 2026; the 2027 dates depend on Government Decision N 1737-Ն, so recheck before relying on this after 2026.