Software for pārvaldnieki in Latvia

Managing apartments in a Latvian multi-apartment house is a qualified profession: the person who actually performs the management task in that house must hold the residential-house-management professional education at the fifth qualification level. Owners managing their own building need the fourth level above 1 500 m², and none below it. Every manager must enter the state managers' register within one month of signing a management contract, and the register is public: anyone may look up which house a manager manages, for how long the contract runs, and who the contact person is.

A house file must be opened for every multi-apartment residential house, with a prescribed content list — owners' decisions, the management contract, work plans, estimates, income-and-expenditure reports and more. Meeting and survey decisions, work plans and inspection records are created directly in the state Construction Information System (BIS); the management contract, estimates and income-and-expenditure reports are uploaded there within 14 days; the rest may stay on paper. This has applied since 28 February 2023.

Latvian law charges default interest on late payment without any need for a clause in the contract — 6% a year where a consumer is a party. For debts up to €15 000, Latvia has a fast, document-based court order procedure, filed and decided online, available where the contractual penalty is no more than 10% of the principal, the interest does not exceed the principal, and the debtor has a declared address in Latvia.

Since 1 January 2026, when a Latvian apartment changes hands by a voluntary sale, the buyer becomes liable for the seller's management, utility, savings-fund and land-use arrears going back up to three years, together with interest and any contractual penalty. That liability is not entered in the land register — the only way a buyer finds out is the seller's disclosure duty and the payment statement the manager issues.

No. Latvia does not require a separate bank account for each house, and it does not require charges to be paid cashlessly.

Yes — Latvia's electronic decision-making is written into the statute: owners can vote in BIS, sign their ballot with the system's e-signing tool, issue and revoke a power of attorney there, and a decision counts as notified from the moment it is signed or attached in BIS.

The owners' community sets the management fee itself and decides how it is charged and paid. Where the owners have not agreed their own arrangement, a Cabinet regulation supplies the default: the fee is a euro amount per square metre of useful floor area per month, the manager must notify each owner in writing by 15 October, the owners have six weeks to approve or reject, and the manager's figure takes effect on 1 January if they do not act. By 1 April each year the manager must tell owners where they can read the previous year's income-and-expenditure report for the house.