The reminder
The first step is a written demand for payment. Keep proof of dispatch — without it, it's hard to show later that the debtor knew about the debt.
For associations and managers
When one flat stops paying, the whole block pays for it
Arrears on the repair fund never stay one flat's problem. The missing money shows up as a lift replacement put off, insulation delayed by two years, or an advance the neighbours split between themselves. That's why a defaulter is dealt with when the debt appears — not once it runs into tens of thousands.
The law gives flat owners a strong tool: a statutory lien over the defaulter's flat. You don't have to create it — it arises by operation of law. A voluntary auction under Act No. 527/2002 Coll. rests on exactly this lien.
The statutory lien in short
To secure claims against a flat owner — arrears on service payments and on the operation, maintenance and repair fund — a lien over the flat arises by law in favour of the other owners. It is entered in the land registry.
In practice, the association doesn't have to spend years in court first. If the debtor ignores the demands, the lien can be enforced through a voluntary auction.
What to have ready
- An itemised debt breakdown as of a specific date
- Copies of the reminders and proof they were sent
- Minutes of the owners' decision, including the attendance list
- The association agreement or the mandate contract with the manager
- The title deed for the flat and any details you hold about the debtor
- A contact person handling the case for the association
Missing something? Call anyway. Most associations arrive with an incomplete file and the rest can be added as you go.
The procedure
From the reminder to the auction
An informative overview. What binds is the applicable law, your association agreement and the terms of the individual auction notice.
The debt breakdown
Precise, itemised and as of a given date: arrears on the repair fund, service advances, default interest. An incomplete breakdown is the most common reason cases stall.
The owners' decision
Recovery and the auction are decided by the flat owners in the manner required by the act on flat ownership and by your association's agreement. Keep the minutes and the attendance list.
Handing over the file
We take the case on, go through the documentation and tell you what's missing. If the case holds up, it proceeds to the auction notice.
The debtor's last chance
Even after the notice, the debtor can pay and the auction is off. Most cases end right here — which is good news: the association gets its money sooner.
Auction and payout
If the debtor doesn't pay, the auction goes ahead. Proceeds settle the claims in the statutory order; the association receives what it is owed.
Let's go through your case by phone
Tell us what the debt is and how long it has been running. We'll say whether the case is fit for auction, what needs adding and what the association can expect. Auctions are run by DUPOS dražobná, spol. s r.o. (ID 36 233 935).
- Call centre: +421 33 32 11 920
- Auctioneer: +421 33 55 32 722
- pohladavky@dupos.sk
Related: Voluntary auctions on offer · Information for bidders · GDPR information