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Property Management

1. Management Performance

The management performance in a residential building is governed by Act No. 182/1993 Coll. on the Ownership of Flats and Non-Residential Premises, as amended, and by the decisions of the owners of flats and non-residential premises (NBP), approved by the necessary percentage for decision-making. The manager’s activity can be performed by a natural or legal person with the necessary trade license.

The detailed application of the Act on the Ownership of Flats and Non-Residential Premises is the basis for the management performance. It prevents the occurrence of problems, damages and litigation. The management contract provides a legal basis for the enforcement of arrears and allows for the implementation of intentions decided by the owners as a part of the plan for the reconstruction and renovation of the building.

The principal area of the manager’s activity is the technical performance of the management, advice for choosing the right solution and submitting a proposal for an optimal method of financing.

THE MANAGER PROVIDES THE FOLLOWING ACTIVITIES FOR THE OPERATION OF ANY RESIDENTIAL BUILDING:

  • Supply of All Energies 
  • Lighting of common areas  
  • Heat and Hot Water Supply  
  • Maintenance of lifts  
  • Insurance of the building and handling of insurance events  
  • Professional inspection and professional testing of equipment  
  • Repairs in common areas and equipment of the building
  • Repairs in a flat and non-residential premises borne by the owner carried out on his/her request  
  • Legal claim and enforcement of arrears  
  • Activity of the flat owners’ representative (building trustee)  
  • Verification and payment of invoices for deliveries of goods, services and repairs, as well as the claim procedure  
  • Verification and payment of invoices for deliveries of goods, services and repairs, as well as the claim procedure  
  • A flat owner pays the manager a management fee for these activities. The amount of the fee is calculated per calendar year pursuant to the management contract.

Contact your manager

2. Professional Inspections


Prvá teplárenská provides for and carries out regular professional inspections of the managed real estates and testing of selected equipment.

THE FOLLOWING ITEMS SHALL BE SUBJECT TO REGULAR INSPECTIONS:

Power installations - power installations in common parts and the equipment of a building and lightning conductors.

Gas installations - gas regulation stations, gas distribution from the valves to the gas meters.

Chimneys - inspection of their condition, fitness for use and cleaning.

Fire protection – check of the functionality of fire extinguishers and hydrants, the completeness of their equipment.

Lifts - expert inspections of lifts, repeated professional examinations and official examinations.

REGULAR OFFICIAL VERIFICATION OF COLD AND HOT WATER CONSUMPTION METERS:  

Water meters
Cold water meters are proportional cost allocators for cold water consumption. If the owners reach an agreement with an absolute majority on their use, they must also comply with Act No. 142/2000 Coll. on Metrology, which requires them to carry out the repeated verifications and reconditioning of water meters every 6 years.

Hot water meters are used to allocate the cost of hot water; thus they are a billing tool and are subject to the provisions of Act No. 657/2004 Coll. on Thermal Energy and Act no. 142/2000 Coll. on Metrology, which require the repeated verifications and reconditioning of water meters every 4 years.  

At the same time, a water meter must be sealed, undamaged and installed in accordance with the prescribed procedures.

3. Information for the Owner

CHANGE IN NUMBER OF PERSONS

If there is a change in the number of people living permanently in a flat during the year, this fact needs to be reported to the manager. The reasons for reporting a change can be the following: childbirth, permanent moving out of the flat – due to the establishment of one’s own household, death, etc. The records of the number of persons are used to calculate the cost of using the lift and lighting the common areas.

You need to report a change in the number of persons by completing a form. Send a completed and signed form or bring it in person to Prvá teplárenská, a.s.

Download the Form


Purchase and sale of an apartment

After concluding the sale and purchase contract and the transfer of ownership titles, both participants will arrive to the manager for the purpose of the termination (original flat owner) and the accession (new flat owner) to the contract on the management of a residential building.

This change requires the completion of the “Delivery and Acceptance Certificate” form, in which the readings of cold water and hot water meters, as well as the reading of the proportional heat cost allocator (PHCA), which are located on the radiators in the flat, are specified.

The delivery and acceptance certificate of the flat shall be signed by both the new and the original flat owner. In case where there are no digital heat cost allocators in the flat where the values can be read at any time, the cost of heat consumption in the flat shall be allocated according to Decree of the RONI 630/2005, as amended by Decree of the RONI 358/2009 on the percentage consumption for individual months cumulatively per calendar year.

Stiahnite si tlačivo “Protokol o odovzdaní a prevzatí”, vyplňte ho, podpíšte a odovzdajte ho spoločnosti Prvá Teplárenská a. s.

Download the Form


4. Payments for Services to the Repair Fund

Pursuant to Act No. 182/1993 Coll. on the Ownership of Flats and Non-Residential Premises, section 10, the owners of flats and non-residential premises pay monthly advance payments to the fund of operation, maintenance and repairs, the amount of the fund being approved by an absolute majority at a meeting of the owners of the flats and NRP.

Advance payments for services are set by the manager on the basis of an anticipated price and flat consumption developments for the previously evaluated period (year).

5. Insulation of Residential Buildings

Insulation with contact insulation systems (CIS) is a part of a complex building renovation. 
It is financially demanding, but the effect is instantaneous in multiple aspects. The first thing is to improve the thermal and technical requirements, especially the energy and hygienic criterion. At the same time, it prevents leaks through panel joints in the external cladding and it prevents the further corrosion of the reinforcement.

The thermal stress of the construction is reduced as well. The contact insulation systems represent the sufficient fire safety of the building sheathing. Last but not least, they improve the architectural appearance of the building. Therefore, a proposal with the appropriate calculation of insulation thickness, type of thermal insulation, colour solution, load on the contact insulation system and its rate of return are decisive factors for your decision-making. All of this must include design documentation, including details. The project documentation shall also serve as a means for the “notification of construction modifications” to the municipal authority.  

When insulating, it is also necessary to think about the structures protruding from the perimeter of the building - balconies. Their technical condition must not be the cause of contact insulation systems damage. At the same time, it is necessary to remember that the balcony is for the movement of people; therefore, it is also important to take into account the safety aspect - the railing.  

Each renovated building after 1 January 2008 must have an energy certification of the building processed, which ensues from Act. No. 555/2005 Coll. on the Energy Efficiency of Buildings.

6. Energy Consultant

The first step towards energy savings was to regulate the CH and SHW systems associated with thermostatization. Although the practice has shown that the resulting effect has only emerged through the introduction of proportional heat cost allocators (PHCA).

The heat cost allocators fulfilled the psychological and economic pressure on the owner of the flat. But the real saving was brought about by a technical element - thermostatization and the regulation of the system. After this step, the window and door fillings were replaced, which represent places with considerable energy leakage. The evidence was based on thermographic tests - thermal imaging. It is then followed by thermal insulation. 

By means of the thermal insulation, we create a protective layer with minimal thermal bridges. We increase the surface temperature of the peripheral wall. We reduce the risk of water vapour condensation on the inner surface of the wall and the risk of mould development. These factors, however, are influenced by the way air is exchanged – through the ventilation and the relative air humidity.

Protecting the original structure from weather impacts will increase the life span of the building. Practical experience proves that thermal insulation can save between 25 and 55 percent of energy consumption. The dispersion depends on the original energy demand of the building.  

A different position is held by a brick building, a panel building built in the 70s or a panel-sandwich house from later eras. At the same time as the external cladding, it is necessary to implement the insulation of the roof cladding and ceilings under the first residential floor.  

When the thermal insulation is implemented, the thermal insulation thickness needs to be designed so that the heat transfer coefficient is between 0.32-0.46 Wm-2K-1 (the values apply to renovated buildings).

This corresponds to a thermal insulation thickness of 8 - 10 cm. We often encounter the view that an insulated building “does not breathe.” It should be noted that the interior air humidity should be 40 - 60 percent, the interior air temperature should be from 19°C to 22°C, and the difference between interior air temperature and wall surface temperature should not be greater than 2°C to 3°C.

For example, replacing old windows with natural infiltration (in a closed state) with new ones, plastic, with a good seal and properly installed, will stop the unwanted infiltration. Insufficient (inappropriate) ventilation can then cause an increase in the relative humidity of the interior air and lead to mould development. Where we cannot provide the required relative air humidity with proper ventilation, air-conditioning with heat recovery is required.

Another step towards energy savings is the renovation of technical equipment - the CH and SHW distribution pipes in the wall cores and the basement premises.  

Act no. 476/2008 Coll., Section 6 and Section 7, refers to the hydraulic regulation of heat and SHW distribution pipes. The conditions laid down by this act need to be complied with by the end of 2013, including the thermal insulation of the distribution pipes. The technical requirements for thermal insulation are laid down in Decree No. 282/2012 Coll., which in Annex no. 1 and 2 specifies the minimum insulation thickness for insulating material and pipe type.  

Based on your actual consumption for the evaluated previous year of the amount of heat consumed for the CH and the SHW, which is sent by the manager SIEA Trenčín (Slovak Innovative Energy Agency), the amount of heat consumed in the building is processed and evaluated in a report evaluating the operation efficiency of the network of heat equipment after the delivery point (residential building). The measured values are processed in the following tables: