Law 196/2018: a practical guide for homeowner associations
What Law 196/2018 covers for Romanian condominiums: governing bodies, duties, funds and the building administrator’s obligations.
Law no. 196/2018 on establishing, organising and operating homeowner associations and managing condominiums is the reference legal framework for apartment buildings in Romania. It sets clear rules for the general assembly, executive committee, auditors and the administrator.
The homeowner association is a non-profit legal entity that manages the common parts of the condominium. Owners are members by law. Major decisions (budget, repair fund, key contracts, house rules) are taken by the general assembly, with the quorum and majorities required by law.
The building administrator (employee or management / facility company) executes decisions, keeps expense records, collects maintenance fees, manages documents and vendor relations. The law requires transparency: payment lists, financial statements and resolutions must be accessible to owners.
In practice, many associations still rely on paper or spreadsheets. Digitisation — intervention tickets, electronic archives, digital noticeboards, online payments — reduces errors, speeds response times and proves compliance to the committee and assembly.
If you are a president, committee member or administrator, start with a simple audit: updated bylaws and rules, complete minutes, a clear management contract, fund ledgers (working capital, repairs, penalties) and one communication channel with residents. Platforms like e-administrare keep everything in one place with full traceability.