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Legal reference

Arrears: what happens when owners do not pay in Slovenia

Short answer

Where a property has more than two owners and more than eight separate units, a statutory real burden (stvarno breme) lies on each separate part in favour of the other owners, for management costs and payments into the compulsory reserve fund, up to five times the minimum payment into the reserve fund. This burden has the best rank.

What the law says

Original wording of the law (Slovenian). The summary and the notes around it are ours.

Če ima nepremičnina več kot dva etažna lastnika in več kot osem posameznih delov, obstoji na posameznem delu v etažni lastnini stvarno breme v korist drugih etažnih lastnikov za stroške upravljanja in vplačila v obvezen rezervni sklad do višine petkratnega zneska najnižjega vplačila v rezervni sklad. (2) Stvarno breme iz prejšnjega odstavka ima najboljši vrstni red.
Provision: Stvarnopravni zakonik, 120. člen · Official text

Last verified:

What this means in practice

Only a capped amount follows the flat, not the seller's whole arrears. The buyer also steps into the seller's position under the contracts the manager concluded with third parties, and management resolutions bind successors in title. The burden does not mean that a non-payer loses the flat: forced sale is a different remedy for serious breaches of rules between neighbours. The manager's certificate of unpaid obligations on a given day shows the position at a sale.

General information, not legal advice. Check with a lawyer in Slovenia before relying on it, and read your building's own documents: they can change how a rule applies.

Where Unitify fits

Unitify records the debt per unit, records payments and sends reminders. Interest, voting limits, liens and enforcement come from the law above and your own rules and are applied by people; Unitify records the debt and the payments.

How this works in Unitify

Questions and answers

What are the consequences of unpaid contributions in Slovenia?
Where a property has more than two owners and more than eight separate units, a statutory real burden (stvarno breme) lies on each separate part in favour of the other owners, for management costs and payments into the compulsory reserve fund, up to five times the minimum payment into the reserve fund. This burden has the best rank.
Where does this come from, and when was it checked?
The quotation is from Stvarnopravni zakonik, 120. člen, at the official source linked on this page. It was last checked against that source on September 14, 2026.
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