VvE သည် ၎င်း၏တာဝန်များကို လျစ်လျူရှုထားသည်- ဒတ်ချ်ဥပဒေအရ သင်၏တရားဝင်ကုစားနည်းများ

If your owners association (Vereniging van Eigenaars, VvE) fails to maintain the building, keep a reserve fund or hold meetings, you can act yourself: Book 5 of the Dutch Civil Code (Burgerlijk Wetboek, BW) gives every apartment owner routes to the subdistrict court (kantonrechter) and a claim against the association. The main exception is timing: a decision of the owners’ meeting can only be annulled if you file within one month of the day you could have known about it (Article 5:130 BW).

There are four routes: annulment of a wrong decision (Article 5:130 BW), a substitute authorisation where consent is refused without reasonable grounds (Article 5:121 BW), getting a meeting convened under the regulations, and a claim for performance and damages. Which route fits depends on whether the association took a wrong decision, took no decision, or failed to carry out a decision it did take.

နယ်သာလန်ဥပဒေအရ VvE တစ်ယောက်က ဘာလုပ်ရမလဲ။

A VvE must manage the common parts, keep a reserve fund and hold a meeting that adopts the accounts and the budget. Everything else follows from the deed of division, the regulations and Book 5 BW.

An owners association arises automatically when a building is divided into apartment rights. Every owner is a member by operation of law (Article 5:117 BW) until he sells. The association is a legal person (Article 5:124 BW), and most general rules for legal persons in Title 1 of Book 2 BW apply to it.

ခွဲဝေမှုဆိုင်ရာစာချုပ်နှင့် စည်းမျဉ်းများက ဘာကိုဆုံးဖြတ်သနည်း။

The deed of division (splitsingsakte) decides what is private and what is common; the regulations attached to it set the cost shares, voting rights and powers. Read them before you argue about anything else.

The deed is a notarial deed registered in the public registers, with a drawing of private and common parts. It usually declares a model regulation applicable, often the 1973, 1983, 1992, 2006 or 2017 model. House rules (huishoudelijk reglement) may add practical rules on noise or refuse, but cannot contradict the deed. Whether a balcony, window frame or the pipes behind your wall are common or private is decided in the deed, and that answer decides who pays. The deed itself can only be amended by notarial deed with the majority the law and regulations require.

အများသုံး အစိတ်အပိုင်းတွေကို ဘယ်သူက ထိန်းသိမ်းသလဲ။

The association maintains the common parts and charges the cost to all owners; you maintain your own private parts. Management of the common parts is the core statutory task of the association (Article 5:126 BW).

It covers the structure, roof, facade, foundations, shared installations, stairwells, lifts and common grounds, and acting in time where safety is at risk. Deferred maintenance causes damage inside private flats and can lead to liability towards visitors and neighbours: under Article 6:174 BW, the possessor of a building that does not meet the standards one may set for it is liable when that danger materialises. Letting your flat, including short stays, follows from the deed and municipal rules; see our article on ကာလတိုငှားရမ်းမှုများနှင့် ပိုင်ရှင်များအသင်း.

အလှူငွေများ၊ အရန်ရန်ပုံငွေနှင့် အကောင့်များနှင့်ပတ်သက်သည့် စည်းမျဉ်းများကား အဘယ်နည်း။

Every owner pays a periodic contribution set by the meeting, and since 1 January 2018 the association must reserve a statutory minimum each year for major maintenance (Article 5:126 BW). The board must account for the money every year.

The minimum annual reservation for residential buildings is the amount from a multi-year maintenance plan (meerjarenonderhoudsplan) that is no more than five years old and covers at least ten years, or, without such a plan, at least 0.5% of the reconstruction value. The reserve fund must in principle be held in a separate account. Owners may inspect the records, and the association can sue an owner who does not pay.

Under Article 5:122 BW, buyer and seller are jointly and severally liable for contributions due in the current and preceding financial year. The notary therefore asks the board for a statement of arrears before completion, and the buyer is then liable only up to that amount. Every owners association must also be registered in the trade register of the Chamber of Commerce (KVK).

ဆက်စပ်မှုတွေ ဘယ်လိုကျရှုံးကြတာလဲ၊ ကျရှုံးမှုတစ်ခုချင်းစီက သင့်အား ဘယ်လောက်ကုန်ကျစေသလဲ။

Failures come in four forms: inactivity, deferred maintenance, unequal enforcement and financial mismanagement. The remedy differs for each.

အပေါင်းအသင်း ငြိမ်သက်နေရင်ကော။

A dormant association (slapende VvE) is still a legal person with statutory duties, and any owner can start reviving it. The first step is a properly convened meeting.

A dormant association has no board, no budget, no reserve fund and no insurance review. When you sell, buyers and lenders ask for the minutes, accounts and maintenance plan; if those are missing, the price drops or the sale fails. Under Article 5:127 BW the chair and the board may convene a meeting, and most model regulations let owners holding a set share of the votes demand a meeting and, if the chair does not act, convene it themselves. Check your regulations for the threshold and notice period. A properly convened meeting can appoint a board, adopt a budget, commission a maintenance plan and open the reserve account.

ပြုပြင်ထိန်းသိမ်းမှုကို ရွှေ့ဆိုင်းပြီး ပျက်စီးမှုက သင့်တိုက်ခန်းကို ရောက်ရှိသွားရင် ဘယ်လိုလုပ်မလဲ။

သင်စောင့်ဆိုင်းရန်မလိုအပ်ပါ။ အသင်းအဖွဲ့သည် ဘုံအစိတ်အပိုင်းတစ်ခုကို ထိန်းသိမ်းရန်ပျက်ကွက်သောကြောင့် ပျက်စီးဆုံးရှုံးမှုခံစားရသောပိုင်ရှင်သည် အသင်းအဖွဲ့အား တာဝန်ရှိစေပြီး လုပ်ငန်းကိုလုပ်ဆောင်ရန် တောင်းဆိုနိုင်သည်။

The typical case is a board that meets but does not act: the roof has leaked for three winters and the meeting keeps postponing the decision because some owners will not pay. The association owes proper management under Article 5:126 BW, and that duty does not disappear because members object to the cost. Our note on ယိုစိမ့်မှုနှင့် ပြုတ်ကျနေသော အမိုးပြားများ ဒါကို ပိုပြီး အသေးစိတ် ရှင်းပြပါတယ်။

စည်းမျဉ်းများကို ရွေးချယ်၍ သို့မဟုတ် မညီမျှစွာ ပြဋ္ဌာန်းပါက မည်သို့ဖြစ်မည်နည်း။

The association must apply the deed and the house rules consistently. A decision based on selective enforcement can be challenged under Article 5:130 BW as contrary to reasonableness and fairness.

Warning one owner about a balcony screen while ignoring three identical ones also weakens any later attempt to enforce the rule. The General Equal Treatment Act (Algemene wet gelijke behandeling) prohibits distinctions on grounds such as race, religion, sex and nationality, including in housing, and the Equal Treatment on the Grounds of Disability or Chronic Illness Act (Wgbh/cz) does the same for disability. You can ask the Netherlands Institute for Human Rights (College voor de Rechten van de Mens) for a non-binding opinion. Where the association simply withholds consent to an adjustment such as a ramp, the substitute authorisation under Article 5:121 BW is often more direct.

ငွေကြေးကို မှားယွင်းစွာ စီမံခန့်ခွဲမိရင် ဘယ်လိုလုပ်မလဲ။

Every owner may see the records, and a meeting should not adopt accounts it has not been able to check. Where money has disappeared, the association can hold the board or the manager liable.

Warning signs are contributions that are not collected, a reserve fund that exists only on paper, payments to a company connected with a board member, or no accounts for three years. Adopting the accounts and granting ကုန်ချ to the board are separate decisions; refuse discharge where the figures are unclear. Where funds have been misappropriated, a criminal complaint to the police is also an option.

အသင်းအဖွဲ့အတွင်းမှာ ဘယ်လိုစတင်မလဲ။

ဘုတ်အဖွဲ့ထံ ရေးသားထားသော တိုင်ကြားချက်နှင့် အစည်းအဝေးအတွက် အဆိုပြုချက်ဖြင့် စတင်ပါ။ ပျက်ကွက်မှုဆိုင်ရာ တရားဝင်အကြောင်းကြားစာသည် နောက်ပိုင်းတွင် တောင်းဆိုမှုများကို ပြင်ဆင်ပေးသည်။

Report the problem to the board in writing, refer to the provision of the deed or regulations that makes it the association’s responsibility, attach photographs and reports, and ask for a response within a stated period. If no proper answer comes, send a notice of default (ingebrekestelling) with a final reasonable deadline: without it, a debtor is generally not in default (Article 6:82 BW), and a claim for damage caused by delay may fail for that reason alone.

Any owner can ask for an item on the agenda. A proposal with a quotation and a funding plan attached is much harder to postpone than a complaint. Keep the minutes: they show what was decided and when, which matters for the one-month period. Where everyone still lives in the same building, ဖျန်ဖြေခြင်း can settle the whole relationship rather than a single decision.

ဘယ်လမ်းကြောင်းတွေက kantonrechter ကို ဦးတည်သွားတာလဲ။

Apartment disputes are heard by the kantonrechter of the district where the building is located. Applications under Articles 5:121 and 5:130 BW follow the petition procedure (verzoekschriftprocedure).

ဆုံးဖြတ်ချက်တစ်ရပ်ကို ပယ်ဖျက်ခြင်း။ A decision that conflicts with the deed, the regulations or reasonableness and fairness can be annulled. Under Article 5:130 BW you must file within one month of the day you learned or could have learned of it. Where minutes are not usually circulated, an owner who missed the meeting is expected to inquire within a week; the month then starts no later than the day after that week (Supreme Court, 21 June 2019, ECLI:NL:HR:2019:1022). Some decisions, for example one in conflict with mandatory law, may be void rather than voidable, but relying on nullity is risky: file within the month.

အစားထိုးခွင့်ပြုချက်။ If the association, its bodies or another owner refuse consent without reasonable grounds, or take no decision, the kantonrechter can grant an authorisation that replaces it (Article 5:121 BW). This is the route for installing solar panels, replacing window frames, connecting a heat pump or another alteration that touches a common part. The court weighs the interests and can decide how the costs are shared.

အစည်းအဝေးတစ်ခု ခေါ်ယူကျင်းပခြင်း။ Where the board does not call the meetings required, owners can use the convening rules in the regulations. Once a meeting is properly convened, the association usually starts functioning again; if it then fails to take a needed decision, Article 5:121 BW is available.

A claim against the association. Annulment does not repair a roof. Where the association fails to maintain, claim performance, if necessary backed by a penalty payment (dwangsom) per day of delay, together with damages. In urgent cases, such as a leak that makes a flat uninhabitable, preliminary relief proceedings (kort geding) can produce an order within weeks. The ordinary rules of ဒတ်ခ်ျအရပ်ဘက်လုပ်ထုံးလုပ်နည်း သက်ဆိုင်ပါသည်။

ခင်ဗျားရဲ့တိုက်ခန်းပျက်စီးမှုအတွက် ဘယ်သူပေးဆောင်မှာလဲ။

That depends on where the cause lies. Damage from a defect in a common part is in principle for the association; damage from another owner’s private part is between you and that owner.

Where the association is responsible, you can rely on its failure to perform its duty to maintain, or on the strict liability for defective buildings under Article 6:174 BW, which does not require you to prove fault. The association must insure the building, and the building policy usually covers water damage and fixed items; contents and private improvements fall under your own home insurance. Report damage to both insurers promptly and photograph everything before repairs. Where the loss is disputed, an expert report on cause and amount makes a ပျက်စီးဆုံးရှုံးမှုတောင်းဆိုမှု အလုပ်ဖြစ်။

ဘုတ်အဖွဲ့ဝင်များနှင့် မန်နေဂျာများ၏ တာဝန်ဝတ္တရားများသည် မည်မျှအထိ ကျယ်ပြန့်သနည်း။

A board member is personally liable to the association only where he can be seriously blamed. A professional manager answers to the association under his contract, not to individual owners.

Under Article 5:131 BW the board manages the association’s funds and carries out the decisions of the meeting. The standard for ဘုတ်အဖွဲ့တစ်ခု၏ တာဝန်များ in Article 2:9 BW applies through Article 5:124 BW. Courts take into account that most board members are volunteers, but failing to insure the building, ignoring an acute safety report or paying association money to yourself will be judged severely. A claim against a manager belongs to the association, so get the meeting to act; a refusal that clearly harms the community is itself a decision you can challenge. See also our article on ဒါရိုက်တာတာဝန်.

တိုက်ခန်းပိုင်ရှင်တစ်ယောက်အနေနဲ့ ဘာတွေကို စစ်ဆေးသင့်လဲ။

Most disputes are decided by the documents and the dates. Check these points before you act, and before you buy.

• Does the deed of division make the part in question common or private, and which model regulation applies?
• On what date could you have known of the decision you want to challenge, and when does the one-month period of Article 5:130 BW end?
• Have you put your complaint in writing and sent a notice of default with a final deadline?
• Does the reserve fund meet the minimum of Article 5:126 BW, and is there a maintenance plan less than five years old?
• Before buying: have you read the minutes of the last three meetings, the accounts, the budget and the reserve balance? See our overview of နယ်သာလန် အိမ်ခြံမြေဥပဒေတွင် အဖြစ်များသော အားနည်းချက်များ.

ဘုတ်အဖွဲ့ဝင်တစ်ယောက်အနေနဲ့ ဘာတွေကို စစ်ဆေးသင့်လဲ။

Prevention is mostly administrative, and it also limits your own liability under Article 2:9 BW. Check these points every year.

• Is the multi-year maintenance plan updated at least every five years, and does the contribution follow from it?
• Is the reserve fund held in a separate account, and are insurance and reconstruction value reviewed?
• Are meetings convened on time under the regulations, with the accounts circulated in advance?
• Are decisions and objections minuted and the minutes circulated to all owners?
• Do board members with a personal interest in a decision declare it and abstain?
• Are restrictions on the use of the flats in the deed rather than in the house rules?

What can we do for you with a VvE that fails its duties?

ကျွန်တော်တို့၏ အိမ်ခြံမြေအကျိုးဆောင်များ advise apartment owners, boards and associations:

• We read your deed of division and regulations and tell you which duty the association is breaching.
• We draft the written complaint, the agenda proposal and the notice of default to the association.
• We file the petition for annulment with the kantonrechter within the one-month period.
• We request a substitute authorisation under Article 5:121 BW for an alteration you are entitled to make.
• We claim performance and damages, if necessary in preliminary relief proceedings.
• We advise boards on the reserve fund, arrears and their own liability.

အကျဉ်းချုပ်

• VvE တစ်ခုသည် အများသုံးအစိတ်အပိုင်းများကို စီမံခန့်ခွဲထိန်းသိမ်းရမည်၊ ဥပဒေပြဋ္ဌာန်းချက်နှင့်အညီ အနည်းဆုံးရန်ပုံငွေကို ထိန်းသိမ်းထားရမည်၊ အကောင့်များနှင့် ဘတ်ဂျက်ကို အတည်ပြုသည့် အစည်းအဝေးတစ်ခု ကျင်းပရမည်။
• Challenge a wrong decision of the meeting within one month of the day you could have known about it (Article 5:130 BW).
• Where consent is refused without reasonable grounds or no decision is taken, ask the kantonrechter for a substitute authorisation (Article 5:121 BW).
• Revive a dormant association by getting a meeting convened under the regulations.
• လျစ်လျူရှုထားသော ပြုပြင်ထိန်းသိမ်းမှုအတွက်၊ ပျက်ကွက်မှုအကြောင်းကြားစာပေးပို့ပြီးနောက် စွမ်းဆောင်ရည်နှင့် ပျက်စီးဆုံးရှုံးမှုများကို တောင်းဆိုပါ။ အရေးတကြီးကိစ္စများတွင် ကနဦးကယ်ဆယ်ရေးလုပ်ငန်းစဉ်များကို အသုံးပြုပါ။

မကြာခဏမေးခွန်းတွေမေး