Freeze the aidat position before a buyer becomes committed
A quoted monthly aidat is not enough for a purchase decision. In a condominium or managed site, the buyer can inherit an economic position shaped by the management plan, the approved operating project, owners’ resolutions, ordinary common expenses, extraordinary advances and the unit’s own payment history. Before a non-refundable reservation payment or binding sale commitment, the relevant aidat position should therefore be frozen as a dated package of documents. The purpose is to know what obligation existed when the buyer committed, not to prevent the owners’ assembly from making lawful decisions later.
Use the Condominium Law as the starting point
Article 20 of Condominium Law No. 634 sets the basic allocation rules unless the owners have agreed otherwise. Costs for the doorman, heating staff, gardener and watchman and the advances collected for them are shared equally, while insurance premiums for the main property, maintenance, protection, strengthening and repair of common areas, manager remuneration, operation of common facilities and advances for these costs are generally borne in proportion to land share. An owner cannot avoid those common expenses simply by saying that he or she does not use a common area or facility. This makes the land share, management plan and expense category important when checking whether the amount attributed to a unit is correct.
The management plan is also more than an information leaflet. Under Article 28 it regulates the style of management, use of the property, remuneration of managers and auditors and other management matters, and has binding contractual effect for the condominium community and successors. The buyer should therefore obtain the current plan rather than relying on a summary prepared by the seller or agent.
Capture the 2026 operating-project position
The legal framework changed on 22 May 2026. Law No. 7579 amended the Condominium Law rules on the operating project. The Ministry of Environment, Urbanisation and Climate Change announced that the reform was intended to increase transparency and move fee-setting decisions into the owners’ decision process. Under the amended framework, the operating project is approved by the owners’ assembly; when no approved operating project exists, the manager prepares a temporary project and it must be taken to the assembly within three months for approval or amendment. Where an existing operating project exists, the temporary project amount is subject to the statutory revaluation-rate limitation described in the amendment. A buyer should therefore identify whether the figure being quoted is based on an approved operating project, a temporary project awaiting approval or an older budget that has already been replaced.
Freeze documents, not a verbal number
The pre-commitment file should contain the latest management plan, the current operating project or budget, the resolution approving it, the unit ledger, a current debt statement, and every extraordinary assessment or capital-work decision that can affect the unit. Record the date and period to which each charge relates. Separate the normal monthly aidat from arrears, late-payment items, one-off advances, special project contributions and amounts already paid in advance. A unit with no overdue monthly aidat can still face a large approved special contribution, while a unit with a credit balance can still be subject to future installments.
If the management uses a digital portal, save a dated account statement that identifies the unit and period rather than an isolated screenshot of a balance. If the seller has challenged a charge, keep the management demand and the seller’s objection separately. A dispute is not the same as a zero balance.
Turn the frozen position into a purchase term
Once the evidence is assembled, state what the parties have agreed will happen to liabilities arising before and after the contractual cut-off. If a special assessment was approved before signing but becomes payable after title transfer, the sale contract should not leave the allocation to assumption. The same applies to a prepaid annual charge extending beyond closing. The frozen package gives the parties a common factual baseline from which they can agree an adjustment, retention or price treatment.
After commitment, new lawful owner decisions may still change future aidat. That is why the frozen file should be labelled with its date and should not be advertised as a guarantee of the buyer’s future monthly cost. Its value is narrower and more useful: it shows which plan, operating project, resolutions and unit ledger supported the buyer’s decision at the moment the commitment became difficult to reverse.