Albania Sets New Rules for Apartment Buildings: Higher Fees for Rentals, Cadastre Block for Unpaid Dues Government Decision No. 687 introduces a model regulation for every co-owned building in the country.
It takes effect immediately and affects owners, tenants, buyers and investors. Bora Property · Sarandë · 24 October 2026 The Albanian government has adopted a single set of rules for running apartment buildings. Council of Ministers Decision No. 687 of 11 September 2026 approves the model regulation "On the administration of apartments and buildings".
It was published in the Official Gazette (No. 226) on 23 October 2026 and is already in force.
The regulation implements Law No. 55/2025 on co-ownership in buildings. It applies to all owners and users of units in co-owned buildings, including foreign owners and tenants.
Every building gets an assembly, a board and an administrator The assembly of co-owners is the main decision-making body, and every unit owner is a member. The developer must call its first meeting within 30 days of owners holding a third of the shares receiving ownership.
If that does not happen, any owner can ask the municipality to organise it. Meetings can now be held online. A board of 3 to 11 co-owners is elected for three years to supervise day-to-day management.
Daily work is done by an administrator or management company, registered with the tax office and contracted for at least three years. A monthly fee for everyone, and more for commercial use Every owner pays a monthly administration fee based on their share of the building.
The fee is due even if the apartment is empty or rented out. If owners cannot agree on the amount, the municipal council's reference fee applies. Units used for commercial purposes, including through third parties, must pay a higher fee than residential units.
Owners who rent apartments to tourists should expect this rule to apply to them. Each building must also keep a reserve fund in a separate bank account for emergencies and improvements. When an apartment is sold, the seller's share of the fund passes to the buyer.
Unpaid fees can now block a sale The new rules give buildings strong tools against non-payment: 30% interest per month on late fees; the names of owners with 3 months of arrears posted in the building; the board's decision on the debt counts as an enforceable title that can go directly to the bailiff; 1 / 2after 12 months of arrears, or when the debt reaches 0.5% of the unit's value, a restriction can be registered at the State Cadastre Agency. The property cannot be sold, transferred or mortgaged until the debt is paid.
Rules for landlords Owners who rent out an apartment must give the tenant a copy of the building regulation. They must also inform the board and administrator in writing of the tenant's name, address and phone number.
The owner remains responsible for the tenant's behaviour. Everyday rules Quiet hours run from 22:00 to 06:00, with no repairs or noisy work. Smoking is banned in all common areas, including stairs, lifts, corridors and parking. Lifts may not be used to carry construction materials.
Common areas may not be used for storage or blocked. Pets must be kept under control, and their owners pay for any damage. Exterior changes need the assembly's approval. Water tanks on a shared roof need 75% of the shares and an engineer's report. What it means for buyers and owners For buyers, checking for unpaid building fees is now an essential step before signing.
A Cadastre restriction can stop a transaction. For owners and investors, especially in short-term rentals, the new fee rules and tenant-reporting duties should be built into rental plans and budgets.
Buying or renting out property in Albania? Bora Property can help you check a property's status and understand your obligations under the new rules.
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Source: Council of Ministers Decision No. 687 of 11.9.2026, Official Gazette of the Republic of Albania No. 226, 23 October 2026. This article is for information only and is not legal advice.