Duties of the SVJ Committee: What you must do and what you are responsible for

An overview of the legal obligations of members of the SVJ committee. Responsibility, powers, common mistakes and how to avoid them.

"I do it for free, so what do you want from me?" – This is not an argument that will protect you as a committee member. Position in the SVJ committee is not only a matter of honor – it brings real legal obligations and responsibility. And ignorance of the law is no excuse.

In this article I will show you exactly what the SVJ committee must do, what your responsibilities are and how to avoid the most common problems.

What is the SVJ committee and what is its role

The Committee is a statutory body of the SVJ. This means that:

Represents the SVJ externally (before authorities, courts, suppliers)
Manages the day-to-day activities of the SVJ
Responsible for the implementation of the assembly's resolutions
Manages the assets of the SVJ

The alternative is the chairman of the SVJ - a one-member statutory body for smaller houses.

Legal duties of the committee

1. Convening the assembly owners

Obligation: Convene a regular meeting at least once a year.

What you have to do:

Prepare the meeting agenda
Send out invitations min. 30 days in advance
Secure the venue
Prepare documents (financial statements, activity report)

Extraordinary meeting: You must convene if the owners with at least 25% of the votes request it.

2. Bookkeeping and management

Obligation: Ensure proper accounting SVJ.

What you have to do:

Keep the accounts (mostly through an accountant)
Compile the annual financial statements
Submit the financial statements to the assembly for approval
Archive documents for the periods required by the applicable accounting, tax, limitation and data-protection rules

Tip: You can outsource the accounting, but the responsibility remains with the committee.

3. Management of common parts

Obligation: Ensure the maintenance and operation of common parts of the house.

What you have to do:

Ensure routine maintenance (cleaning, lighting, minor repairs)
Solve accidents and breakdowns
Plan major repairs and reconstruction
Ensure revisions (gas, electricity, elevators, chimneys)

4. Service billing

Obligation: Within 4 months after at the end of the billing period, send out the bill.

What you have to do:

Collect documents (invoices, meter readings)
Carry out billing in accordance with the law
Deliver the bill to all owners
Resolve complaints within 30 days

5. Records and communication

Obligation: Keep records of owners and ensure communication.

What you must do:

Update the list of owners (when selling an apartment)
Inform owners about important matters
Make documents available for inspection
Answer owners' questions

6. Legal obligations

Obligation: Ensure compliance of SVJ activities with laws.

What you must do to do:

Update the statutes when the laws are changed
Fulfill tax obligations (tax return)
Ensure GDPR (personal data protection)
Submit changes to the SVJ

Personal responsibility

Committee members are responsible for damage caused by SVJ while performing their duties. This includes:

What you can be responsible for:

Damage from breach of duty (e.g. uninsured inspection → accident)
Wasteful handling of property
Failure to take out insurance
Embezzlement or fraud

Example: The committee did not ensure the inspection of the gas boiler. CO leakage and injury will occur. The committee may be liable for personal injury.

How to protect yourself

Liability insurance: Arrange liability insurance for body members. It typically costs 2-5 thousand Kč per year for the entire committee.

Documentation: Record everything important in writing. In the event of a dispute, it is important to prove that you have acted with the care of a good steward.

Assembly decision: For larger investments, have the decision approved by the assembly. It reduces your personal responsibility.

Powers of the committee

Without the approval of the assembly

The committee can independently decide on:

Routine maintenance and minor repairs
Conclusion of contracts for services (cleaning, management, revision)
Debt collection
Operational matters

With approval assembly

The assembly must approve:

Major repairs and renovations (limit often in the articles of association)
Loans and pledges
Changes to the articles of association
Election and removal of committee members
Committee remuneration

Common problems and how to solve them

Problem: Owners do not pay

Situation: Some owners owe advances.

Solution:

Written reminder
Attempt to agree on installments
Pre-trial summons
Court enforcement (payment order)

Tip: Don't wait. The longer the debt grows, the harder it is to recover.

Problem: Owners do not go to the meeting

Situation: The meeting does not have a quorum.

Solution:

Intensive communication in advance
Possibility of voting per rollam (in writing)
Power of attorney for representation
Online transfer (if the statutes allow)

Problem: Disagreements in the committee

Situation: Committee members cannot come to an agreement.

Solution:

Establish decision-making rules (majority of votes)
In the event of a deadlock, the chairman decides
As a last resort, resignation and election of a new committee

Problem: Nobody wants to work

Situation: Committee members are burdened burden, no one helps.

Solution:

Hire an external administrator for routine activities
Introduce management software (automation)
Discuss remuneration for committee members

Problem: The developer does not want to hand over the house

Situation: After the formation of SVJ, the developer blocks the handover.

Solution:

A written request to handover
Request for documentation, keys, finance
Legal action (court, lawsuit)

How to manage the committee effectively

Organization of work

Division of roles:

Chairman: communication, representation
Member 1: finance, accounting
Member 2: maintenance, technology

Regular meetings: Meet at least once a month. Take notes.

Documentation: Keep an overview of:

Accepted decisions
Ongoing orders
Deadlines (audits, insurance, taxes)

Communication with owners

Transparency:

Inform about committee decisions
Publish management
Respond to questions in time

Channels:

Message board in the house
E-mail (with regard to GDPR)
SVJ online portal (modern solution)

Use of technologies

Software for managing SVJ:

Records of owners and payments
Automatic reminders
Online voting
Document archive

Advantages:

Time saving
Reduction of errors
Better overview

Remuneration of committee members

Legal framework

The articles of association can determine remuneration for committee members. The assembly decides on the specific amount.

Typical practice

Small houses (up to 20 apartments): 0-2,000 Kč/month
Medium-sized houses: 2,000-5,000 Kč/month
Large houses: 5,000-15,000 Kč/month

Tax aspects

The tax treatment of committee remuneration depends on the actual payment and current Czech tax rules; do not assume one universal withholding treatment.

Termination of office

Resignation

A committee member can resign at any time. The function ends after 1 month from the delivery of the notification to the SVJ.

Revocation

The assembly may remove a committee member by a majority vote of those present.

Death or loss of competence

The function ends automatically.

Summary: What the committee must ensure

Area	Obligation	Frequency
Gathering	Convene and organize	Min. 1x a year
Accounting	Lead, closing, audit	Ongoing, once a year
Billing	Send to owners	Within 4 months
Maintenance	Ensure the operation of the house	Continuous
Revision	Gas, electricity, lifts	According to the
regulations Insurance	Refresh, update	1x a year
Taxes	Confession, payment	1x a year
Index	Report changes	When changing

The position in the SVJ committee is a responsible job, but it doesn't have to be a nightmare. With good organization, clearly set rules and the right tools, you can manage it - and your neighbors will thank you.

> Czech-law scope and editorial note: Legal, tax, accounting, tenancy, service-charge, condominium, metrology, insurance and data-protection statements in this article refer to the Czech Republic and the rules effective for the relevant date. Figures and examples are illustrative, not legal or tax advice. Verify current rules with the relevant Czech authority or a qualified adviser.

> SVJ clarification: SVJ formation, registration, quorum, per-rollam decisions, challenges, remuneration, tax treatment and contributions follow current Czech Civil Code and tax rules. "Fond oprav" is common shorthand, not a universal statutory account or Kč/m² rate; examples are planning illustrations.