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One household owes €1,140 and the board is split. What actually works on Latvian apartment arrears: the 0.05% daily penalty cap, registered written demands, payment plans, fast-track courts and Estonian-style liens — in that order.
How a Latvian heating bill is actually built: area-based allocation, seasonal tariffs and the spring recalculation trap, where the heat physically escapes, and the concrete moves an apartment board can make before the big November invoices land.
What a building insurance policy actually covers, what the OSMD board must know about Article 1767, why premiums jumped 60% in one renewal, and the pipe-boundary question that decides who pays.
Who must pay into the repair reserve, what the €0.70/m² can and cannot buy, why the balance transfers to the buyer when you sell, and how OSMDs should build their own.
GDPR without the legal fog: who the controller actually is, what DVI fined associations for, how long you may keep tenant data, and a 45-minute checklist for the board.
A 6-month notice clause, €1,200 in surprise “archival fees,” and a handover that took 71 days — what our Riga building learned from firing its property manager, and how your board can do it cleaner.
Smart meters, OCR readings, Peppol e-invoicing, resident messengers and platform consolidation — a Baltic property manager's view of what changes in 2026, what it costs for a 40-apartment building, and what to do first.
A step-by-step December-to-March checklist for apartment association boards in Latvia and Estonia: closing the books, chasing arrears, reconciling the reserve fund, and surviving the annual meeting with your dignity intact.
A tenant once emailed her property manager about a dripping tap. Then she followed up on the portal. Then she called the office, was put on hold, and gave up. Eleven days later a plumber appeared. By then she had posted photos of the leak in the b…
Last spring I spent an afternoon with a landlord who owns exactly two flats: one in Āgenskalns, rented to a family paying in euro, and a studio in Salford, near MediaCityUK, rented in pounds. His accounting "system" was a single Excel sheet with a…
A board member in Riga taped nine names to a stairwell wall. Here is what GDPR actually requires from OSMDs and korteriühistud — and how to collect debts and run cameras without creating breaches.
Debt lists in stairwells, front-door cameras, meter records: every OSMD is a data controller. What Latvian and Estonian associations can - and legally cannot - do with owner data.
