Owners of apartments, non-residential premises, and garages in the residential building at Ružová dolina No. 8 in Bratislava
House Rules
Part One
General Provisions
Article I
Participants in Relations and Basic Terms
- These House Rules regulate the mutual relations of owners of apartments and non-residential premises, their tenants, users (hereinafter referred to as owner, tenant, user) and the property manager of the residential building (hereinafter referred to as manager and building) during co-living and the use of apartments, non-residential premises, garages, common parts and common facilities of the building, accessories, and adjacent land.
- The basic rules governing these relations are laid down in the Civil Code, Act of the National Council of the Slovak Republic No. 182/1993 Coll. on Ownership of Apartments and Non-Residential Premises, as amended, and Act No. 116/1990 Coll. on the Lease and Sublease of Non-Residential Premises, as amended.
- The specification of individual premises within the building is set out in the Property Management Contract.
- Provisions concerning apartments apply in full to non-residential premises and appropriately to garages and storage units (cellars).
- Provisions concerning owners of apartments and non-residential premises apply appropriately to tenants and persons living in apartments who have the legal right to use the apartment and are therefore its users.
Article II
Rights and Obligations of Owners and Tenants
- The owner is entitled and at the same time obliged to use the apartment or non-residential premise in such a way that its use, maintenance, alterations, or leasing do not cause damage, threat, pollution, or other harm to the right of other owners to undisturbed use of their apartment or non-residential premise, its accessories, as well as common parts and common facilities. The apartment and non-residential premises must not be used in conflict with good morals.
- The owner is obliged to use the apartment and non-residential premise in accordance with the occupancy permit and the terms of the contract for the agreed purpose.
- When concluding any lease agreement, the owner is obliged to ensure that the rights of other users of the building are not disturbed.
- The owner in the building, or their tenant or user, must maintain the premises in a state suitable for proper use, in particular by ensuring timely maintenance and repairs. Repairs within the apartment and non-residential premise (including the replacement of fixtures and internal piping/wiring up to the connection to the main risers/distribution lines) and routine maintenance of apartments and non-residential premises are paid for by the owner (or tenant) from their own funds.
- The owner or user is obliged to rectify defects and damage caused in the building by themselves, their cohabitants, visitors, or employees. If they fail to do so, the property manager has the right to rectify the defects and damage after prior notice. The owner or tenant of the apartment and non-residential premises is obliged to reimburse the manager for the incurred costs without delay.
- The owner of an apartment or non-residential premise in the building is obliged, upon request, for the necessary time and to the necessary extent, to allow entry to the apartment or non-residential premise to the owners’ representative, the property manager, and persons authorized to perform repair and maintenance work for inspection or repair purposes—if they do not arrange the repair themselves, or if it concerns repairs of common parts or facilities accessible from their apartment/non-residential premise, or the installation, maintenance, and meter reading of heat and water metering devices in the apartment and non-residential premise.
- The owner is entitled to carry out structural modifications and any other substantial changes in the apartment and non-residential premises, including changes to distribution systems, only in accordance with the Building Act. The owner is liable for damage caused to other building owners due to non-compliance with these obligations.
- The owner must notify the property manager in writing within 3 business days of any change lasting more than 3 months in the number of household members using the apartment or other persons residing in the apartment.
- The owner cannot use or lease the entire apartment for business purposes, as apartments are intended for residential use under applicable legal norms, and their conversion from the housing stock can only be decided by the building authority.
- The owner is obliged to report any change of postal address or telephone contact to the property manager in writing within 5 business days.
- The owner has the right and obligation to participate in the management of the building and to decide, as a co-owner, on the common parts and common facilities of the building, accessories, and land, in particular regarding the mode of their operation, maintenance, and repair.
- The tenant is obliged to inform the owner without undue delay of the need for major repairs in the apartment and non-residential premise that are to be borne by the owner and to allow their execution; otherwise, the tenant is liable for damage resulting from non-fulfillment of this obligation.
- An owner who leases an apartment or non-residential premise is obliged to hand over the House Rules to their tenant and familiarize them with their contents so that the tenant understands them, binding the tenant to comply with them.
Article III
Structural Modifications of the Apartment and Non-Residential Premise
- The owner may carry out structural modifications and maintenance work in the apartment or non-residential premise only in accordance with applicable legal regulations (in particular the Building Act and relevant decrees).
- In the interest of the safety of owners and users of apartments and non-residential premises, the property manager is obliged to report any non-compliance with the Building Act to the building authority and to the assembly of owners of apartments and non-residential premises.
- At least 3 days prior to commencing structural modifications or maintenance work in an apartment that may disturb other users of apartments and non-residential premises in the building through noise, pollution, odor, etc., the owner of the apartment or non-residential premise in which such activity will take place is obliged to inform other users of apartments and non-residential premises in the building in the customary manner (by posting a written notice) on the respective floor and adjacent floors. The notice must contain the start and completion dates of the work.
Part Two
Use of the Residential Building
Article I
Peace and Quiet in the Building
- The apartment owner, members of their household, and other persons residing in the building with their consent are obliged to conduct themselves so as not to disturb users of other apartments and non-residential premises with excessive noise, cause disturbances, or otherwise worsen the conditions for the proper use of apartments in the building.
- Nighttime quiet hours are established from 10:00 PM to 6:00 AM the following day. During this time, it is not permitted to perform any activity that generates noise. During these hours, playing musical instruments, singing, making loud noise, or disturbing other users of apartments and non-residential premises in any other way (e.g., by using washing machines or other noise-generating appliances) is prohibited.
- Users of apartments and non-residential premises are obliged during nighttime quiet hours to turn down television, radio, and other audiovisual devices to room volume so as not to disturb other apartment users.
- Construction and maintenance work generating noise (hammering, drilling, etc.) may be performed by owners of apartments and non-residential premises only on weekdays between 8:00 AM and 5:00 PM and on Saturdays between 9:00 AM and 4:00 PM.
Article II
Locking of the Residential Building
- When replacing the main entrance door lock cylinder, the owner of each apartment and non-residential premise is entitled to two keys funded from the operation, maintenance, and repair fund. The replacement of the cylinder and key duplication shall be arranged by the property manager.
- If the entrance doors are equipped with an automatic door release from the apartment or non-residential premise (intercom system), the user of the apartment or non-residential premise is obliged to keep the entrance door closed (not locked) even during the day.
- To prevent theft, the user of an apartment or non-residential premise may allow entry through the main entrance door into the stairwell via intercom only to their visitors or persons known to them.
Article III
Securing Access to the Residential Building
- Access for third parties to the building (contractors performing repairs on common parts and facilities) is arranged by the property manager, who holds the keys to locked common areas.
- In the event of an elevator breakdown or entrapment, please contact Schindler; the phone number is displayed inside the elevator cabin and on the notice board.
Article IV
Order and Cleanliness in the Building and Its Surroundings
- Cleanliness and order in the common parts and common facilities of the building, as well as around its exterior, are arranged by the property manager.
- The property manager ensures snow and ice removal from the yard, exterior stairs, terraces, and sidewalks belonging to the building. The manager also arranges lawn mowing, gardening work, and the cleanliness of park areas belonging to the building.
- The scope of cleaning and maintenance work and its execution intervals are defined in the job description of the cleaning personnel, which, upon approval by apartment owners, shall be posted by the manager on the notice board or another freely accessible place.
- The user of an apartment or non-residential premise is obliged to immediately clean up, at their own expense, any major soilage of common areas caused by themselves, their pet, or their visitor.
- It is prohibited to store perishable foodstuffs, hazardous, and especially flammable substances in storage cellars.
- When carrying out structural modifications or maintenance work in an apartment involving the soilage of common areas (especially stairwells), the owner is obliged to ensure continuous cleaning. Minor construction waste must be removed by the owner at their own expense outside the waste containers of OLO, a.s. and outside the designated waste container area.
- The waste management system is governed by the Generally Binding Ordinance of the city on municipal waste management.
- If waste sorting is introduced in the building, apartment users shall be obliged to collect and sort municipal waste by disposing of individual components into designated containers, collection bins, or designated areas.
- Apartment users must not litter the waste container stand area or place waste outside containers. They must not damage collection bins, their labels, or move them from the stand area. They are obliged to keep the wired gate of the container stand locked.
- Users of apartments and non-residential premises must not obstruct regular waste collection (e.g., by parking cars in front of containers).
- Users of apartments and non-residential premises must not dispose of hot ashes, deceased animals, flammable or explosive waste, or waste that by its composition could endanger the health of OLO a.s. employees into municipal waste bins and containers.
- Users of apartments and non-residential premises are obliged to compact bulky waste (e.g., cardboard boxes by disassembling or flattening them) before placing it into containers to minimize occupied space.
- Storing remnants of home furnishings, unnecessary items, or waste in the building’s hallways and stairwells is strictly prohibited, especially on the 1st, 2nd, and 3rd underground levels.
- Users of apartments and non-residential premises must not throw waste into sewer fixtures (toilets, sinks), throw garbage out of windows, or feed pigeons and stray animals.
- Storing any waste, furniture, or bulky items in hallways and stairwells is strictly prohibited.
- Users must not ventilate their apartment (or non-residential premise) into common hallways or pollute the stairwell air with cooking fumes or cigarette smoke.
- The designated point of contact continuously ensures proper lighting of common areas. Contact phone numbers are available on the notice board.
- Smoking is strictly prohibited in all common areas of the building (hallways, stairwells, entrance vestibules containing mailboxes, storage cellars, and the underground garage).
Article V
Information Facilities in the Building
- The property manager shall label each floor and place a notice board cabinet in a visible location near the building entrance. The basic information displayed on the notice board must include:
– address of the property manager with telephone numbers to the management company, elevator emergency service, and utility providers,
– location of main shut-off valves for water, gas, and heating,
– emergency phone numbers.
- The manager is obliged to announce utility outages (water, energy) well in advance.
- The manager shall label the main shut-off valves for water, gas, electricity, and the main water meters (cold water, hot water).
- The manager is obliged to post fire safety and emergency guidelines near the main building entrance.
- The manager maintains a box at the entrance for feedback, inquiries, and suggestions.
Article VI
Beating and Cleaning Items, Cleaning Loggias, and Watering Plants
- Shaking, beating, or cleaning items (especially mats, rugs, etc.) out of windows, loggias, and terraces, as well as throwing items, trash, or cigarette butts from them, is prohibited.
- Pouring water onto the floors of loggias of apartments and non-residential premises (e.g., during cleaning) is prohibited.
- The owner (user) is obliged to secure flowers on loggias and window sills so that watering water does not overflow onto lower floors, causing soilage or damage to another owner or common property (e.g., staining the building facade) or to pedestrians below.
Article VII
Hanging and Placing Items Outside Windows and Balconies
- Items placed or hung in windows and on balconies visible from public spaces must not detract from the appearance of the building.
- Flowers placed on window sills and balconies must be securely fastened against falling.
Article VIII
Use of Common Areas in the Building
- Users of apartments and non-residential premises may use common areas only for their original intended purpose. Any change in the intended use of these areas can only take place in accordance with the Building Act (§ 85 of the Building Act).
- Materials and items endangering the safety of owners and users of apartments and non-residential premises, as well as items that could cause a risk of fire or explosion, must not be stored in common areas.
- The property manager is responsible for professional technical inspections (revisions) of electrical and gas equipment in common facilities and passenger elevators.
Article IX
Keeping Pets
- Pets, in particular cats and dogs, may be kept in an apartment or non-residential premise only in accordance with the Generally Binding Ordinance of the city and city district on pet keeping.
- Pet owners are obliged to ensure that animals do not cause hygiene issues or soilage in the building or its surroundings. Animal waste must be cleaned up immediately.
- Pet owners are obliged to ensure that animals do not cause damage or disturb other users of the building, especially by howling, barking, or other noise.
- If the municipality (city district) collects dog census data through the property manager, users of apartments and non-residential premises are obliged to provide truthful information about their pets in the survey sheet. The owners’ representative has the right to verify the accuracy of the data for the entire building.
- Keeping or housing animals on balconies, in storage cellars, or in other common areas of the building is prohibited.
- Pet owners must lead dogs outside the apartment or enclosed non-residential premise on a leash with a muzzle. Dogs older than 6 months must wear an identification tag.
- A maximum of one dog may be kept per apartment. Operating a registered breeding kennel in the building is not permitted.
- Keeping or housing dangerous animals (i.e. wild animals, invertebrates, or other animals that, due to their physiological traits, may endanger human life or health) in the building is prohibited.
Article X
Television and Radio Antennas
- Television, radio, satellite antennas, and air conditioning units on the exterior facade may only be installed with the consent of the majority of owners of apartments and non-residential premises in the building.
Article XI
Common and Final Provisions
- These House Rules are binding for owners, tenants, and users of all apartments and non-residential premises in the building.
- Action may be taken against anyone violating these House Rules under § 11 para. 5 of Act No. 268/2007 Coll. If the offender is a tenant, the property manager shall request the owner of the respective apartment or non-residential premise to terminate the lease agreement with the tenant.
- These House Rules were approved by the majority of owners of apartments and non-residential premises in the building on June 22, 2009.
- The property manager shall ensure that these House Rules are posted in a visible place in the building.
- An integral annex to the House Rules consists of fire emergency guidelines and emergency contact numbers.
- Each owner of an apartment or non-residential premise in the building shall receive 1 copy of the House Rules.
Article XII
These House Rules shall enter into force on the day specified in point 3 of Article XI of Part Two of these House Rules.
In Bratislava, on June 22, 2009
