Public petition n°4299

Petitioner: Liliane Soares De Almeida

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We call on the Government and the Chamber of Deputies to strengthen the legal framework governing the management of condominium properties in Luxembourg in order to ensure greater transparency, responsiveness and oversight for co-owners. The requested reform should, in particular, provide for reasonable and binding deadlines for responding to requests and handling matters by property managers, better monitoring of damage and insurance claims, easier access to condominium documents, greater transparency regarding contracts and service providers, as well as stronger competition between companies providing services on behalf of condominium associations. Co-owners should also have more effective means of monitoring the management of their condominium association, together with appropriate mechanisms in cases of repeated or unjustified failures to fulfil management obligations. The objective is to establish clear rules ensuring more transparent, efficient, traceable and responsible management of condominium properties in Luxembourg.

Condominium ownership directly concerns a significant part of the real estate assets held by households in Luxembourg. Decisions made in the management of a condominium association can have significant consequences for co-owners' financial obligations, the maintenance of buildings, their safety and quality of life, as well as the preservation and value of their property. In practice, however, difficulties may arise regarding communication with property managers, the processing time of requests, the monitoring of damage and repair work, access to documents, contract transparency or the selection of service providers. Situations in which a request remains unanswered for an extended period, a damage claim remains without clearly identifiable follow-up, or only one quotation is submitted for significant works can make it difficult for co-owners to effectively exercise their right of oversight. This petition therefore aims to promote a better balance between the responsibilities entrusted to property managers and the rights of co-owners. It calls in particular for clear deadlines for responses and the processing of matters, traceable monitoring of damage claims, easier access for co-owners to the documents relating to their condominium association, and stronger competition between service providers, notably through the submission of several quotations for works and services exceeding certain financial thresholds. The petition also seeks to strengthen the ability of co-owners to request that important matters be considered by the general meeting and to improve mechanisms for addressing serious or repeated failures in the management of a condominium association. These measures are not intended to undermine the role of property managers or the work of professionals who perform their duties diligently and transparently. Rather, they aim to establish a clear and balanced framework applicable to all condominium associations, enabling property managers to carry out their responsibilities under clearly defined conditions while ensuring that co-owners have effective rights to information and oversight. Transparent, responsive and responsible management of condominium properties is a matter of general interest, given the number of households concerned, the importance of the real estate assets involved and the potential financial consequences of decisions made within condominium associations. This petition therefore calls for consideration of legislative and regulatory reforms aimed at strengthening transparency, processing deadlines, traceability, competition and oversight in the management of condominium properties in Luxembourg.