Buying Properties in Estonia: Understanding Apartment Associations & HOA Fees

Why You Need to Know About Apartment Associations

In Estonia, almost every condo building is run by a “Korteriühistu”—an apartment association that sets monthly fees, approves renovations, and manages the reserve fund. Understanding how these HOAs work can save you from surprise levies and neighbour disputes.

1. Key HOA Terminology

Term (Estonian)	English Meaning	Why It Matters
Korteriühistu	Apartment association (HOA)	Legal entity that owns common areas
Remondifond	Major-repair reserve fund	Pays for façade, roof, elevator projects
Igakuine Kommunaal	Monthly utilities/fees	Covers heating, cleaning, admin costs
Üldkoosolek	Annual general meeting	Owners vote on budgets & rules

2. Typical Monthly Costs (2025)

Fee Component	Range €/m²	Notes
Heating & hot water	0.70 – 1.30	District vs. gas boiler
Common-area electricity	0.05 – 0.12	Hall lights, lift, CCTV
Management & bookkeeping	0.10 – 0.20	External admin firm fees
Reserve (Remondifond)	0.10 – 0.40	Higher in Soviet blocks
Total	0.95 – 2.02	Tallinn average ≈ €1.45/m²

For a 50 m² flat, expect €70 – €100 per month excluding your private electricity bill.

3. What to Check Before You Buy

1. HOA Balance Sheet – Reserve fund ≥ €1 per m² signals healthy finances.

2. Pending Projects – Roof, elevator, façade works can add €2 000 – €6 000 per unit.

3. Rules on Rentals – Some bylaws cap Airbnb or require board approval.

4. Previous Meeting Minutes – Spot recurring disputes or unpaid fees.

5. Unpaid Debts – Verify seller’s account is clear; debts follow the apartment, not the owner.

4. Voting & Governance Basics

• Each apartment gets one vote per share (usually based on floor area).

• Simple majority approves budgets and small repairs.

• 2⁄3 super-majority needed for structural changes or large loans.

• Owners can attend via proxy—handy for foreign investors.

5. Major-Repair Fund & Bank Loans

Scenario	Funding Option	Typical Interest
Façade insulation	HOA bank loan (10–15 yrs)	4.0 – 4.8 %
Elevator replacement	Reserve + EU subsidy	N/A
Roof rebuild	One-off owner levy	—

Tip: EU “Renovation Wave” grants cover up to 30 % for energy-class upgrades—ask if your HOA has applied.

6. Conflict-Resolution Path

1. Board discussion

2. HOA general meeting vote

3. Conciliation committee (optional)

4. County court – last resort; costs and time increase sharply

7. How Bryan Estates Helps

• HOA Due-Diligence Pack—balance sheet, minutes, by-laws translated.

• Proxy Representation—vote on your behalf at meetings.

• Bulk-rate renovation loans—negotiated across our managed buildings.

• Dispute Mediation—in-house legal team resolves conflicts fast.

Frequently Asked Questions

Can I refuse to pay a special levy?

Only with a valid legal challenge; otherwise, unpaid levies accrue interest.

Is an HOA mandatory?

Yes for multi-unit buildings; detached homes can form optional associations.

How often do fees increase?

Budgets are reviewed annually; expect CPI-level rises plus any new projects.

Want an HOA Health Check Before You Buy?

Email info@bryanestates.ee or call +372 123 4567 for a complimentary review of any Estonian apartment association.