Do you own an apartment? Check whether the building has an OIB

Does your apartment building have an OIB? What this means for you as a property owner

If you own an apartment in Croatia — whether you live in it or use it as an investment — you may have recently heard an unfamiliar term: “Apartment buildings now have their own OIB.” Although it may sound like a purely administrative issue, this change has very real consequences for owners, especially when it comes to maintenance funds, contracts, and the day-to-day functioning of the building.

What is an OIB and why does a building need one?

In Croatia, the OIB (Personal Identification Number) is the main identifier used for legal and financial purposes. Under the new Law on the Management and Maintenance of Buildings, apartment buildings are formally recognised as communities of co-owners with legal capacity once they are entered into the official register.

For this reason, each building must have its own OIB, which serves as the building’s unique identifier in all legal, financial and administrative matters.

Official legal text: narodne-novine.nn.hr
Ministry guidance: mpgi.gov.hr

What happens if a building does not have an OIB?

This is the most important point for apartment owners. Without an OIB and proper registration, a building may face serious practical limitations. According to national media reports, buildings without an OIB will not be allowed to collect the maintenance reserve fund, and property managers may face significant fines.

Source: tportal.hr

Deadlines and penalties – what owners should know

Property managers are required to complete registration and OIB assignment procedures by 31 December 2025. Failure to do so may result in fines ranging from €700 to €5,500, depending on the violation.

Official and media sources confirming deadlines and penalties: mpgi.gov.hr, dulist.hr, poslovni.hr.

How does this affect you as an apartment owner?

• Maintenance fund: Without an OIB, collecting and managing the building’s reserve fund may be legally blocked.
• Contracts and repairs: Paying contractors, signing service agreements or performing urgent works becomes difficult.
• Transparency: The new system clarifies who legally represents the building and under what authority.
• Future projects: Energy renovations, loans or subsidies usually require fully compliant documentation.

Further explanations and practical guides are available here: zgradonacelnik.hr, spi.hr.

How can you check if your building has an OIB?

• Ask the property manager whether the building already has an OIB and is registered.
• Contact the owners’ representative listed in the co-ownership agreement.
• If answers are unclear, request that the issue be formally addressed by the owners.

Important to note: although fines apply to property managers, the practical consequences — such as blocked maintenance funds or delayed repairs — are ultimately felt by apartment owners.

Disclaimer: This article is for informational purposes only. For official interpretation and legal obligations, Croatian legislation and instructions issued by the competent authorities are decisive.