The role of the apartment building manager is often misunderstood — sometimes their authority is overestimated, sometimes their responsibilities are underestimated. This article clarifies exactly what they can and cannot do, based on Greek law.
Legal Framework
The institution of the apartment building manager is governed by Law 3741/1929 (the Condominium Law) and Articles 1002–1117 of the Civil Code. Each building may also have a private Regulations document that further specifies responsibilities.
Core Obligations of the Manager
Financial Responsibilities
- Issuing, distributing, and collecting common expense notices
- Paying all building expenses (electricity, water, elevator, cleaning)
- Maintaining the cash book and archive of receipts
- Drafting the annual financial report and presenting it to the General Meeting
- Collecting outstanding debts from owners in arrears
Technical Responsibilities
- Drawing up and monitoring a maintenance schedule
- Assigning and supervising technical work to approved contractors
- Managing breakdowns and emergency situations
- Monitoring heating consumption and energy efficiency
Administrative Responsibilities
- Convening and organizing regular and extraordinary General Meetings
- Implementing General Meeting decisions
- Communicating with municipalities, utilities, EFKA, and other bodies
- Handling licensing and inspections
- Maintaining building documents (building log, regulations, General Meeting minutes)
What the Manager CANNOT Do Without a General Meeting Decision
The manager’s authority is not unlimited. The following decisions require mandatory approval from the owners:
- Making expenditures that exceed approved limits
- Changing external contractors (cleaning staff, service crews, etc.)
- Amending the Building Regulations
- Entering into long-term contracts
- Approving renovation or improvement works in common areas
When Can the Manager Be Removed?
The manager can be removed by a General Meeting decision at any time — even if elected for a fixed term. They are also automatically removed if they resign, fail to fulfil their legal obligations, or breach the building’s Regulations.
Manager or Professional Company?
Professional management by a specialized company ensures that all of the above responsibilities are carried out by experts, with structured processes and digital tools — without burdening any individual owner.