How decisions get made in a housing association and what it means for your repair

Kes ühistus mida otsustab

A korteriühistu (housing association) has two levels of decision-making: the general meeting of all owners, and the board, which is elected to handle day-to-day matters between meetings. The statutes of each association set out exactly where that line sits, so the details differ from one building to another.

As a rule, the board can approve routine maintenance and small repairs within the existing budget without calling a meeting: fixing a stairwell light, clearing a blocked drain, patching render on the façade, servicing the boiler. Anything that changes the building significantly, costs a large sum, or affects every owner's monthly payment usually needs a vote of the owners.

If you are not sure which category your issue falls into, ask the board chair or management company directly, or ask to see the relevant clause in the statutes. You are entitled to know how the association is meant to work, not just wait for an answer.

Mis vajab tavaliselt kooskõlastust või luba

Some jobs need more than the board's nod — they need a building permit or notice of intent from the local government, or at least a look at the building register (ehitisregister) to check what is already on record. This usually applies to anything that changes the building's structure, layout, façade, or systems shared by everyone.

Replacing a common-area pipe stack, adding a balcony enclosure, changing windows on the street-facing side, or altering the roof are typical examples where the city may need to be informed even if the association agrees internally. A small repair that restores something to its original state — like replacing a broken stair rail with an identical one — usually does not.

When in doubt, check with Tallinn's building department or the building register before starting work. We do not touch load-bearing walls or gas installations, and any guide that reaches that point will always tell you to bring in a specialist for those.

Mürarahu ja tavapärased kodukorra reeglid

Most associations set out a kodukord, or house rules, covering things like quiet hours, use of common areas, and rubbish disposal. These are separate from planning permission but matter just as much day to day, especially if your repair involves drilling or hammering.

A common pattern is quiet hours in the evening and overnight, often from around 22:00 to 07:00 on weekdays and a longer lie-in at weekends, though the exact times are set by each building's own rules rather than a single national standard. Check your association's kodukord before booking noisy work, and let neighbours know in advance as a courtesy even when you are within the allowed hours.

If a repair genuinely cannot wait — a burst pipe, a failed lock, a leak coming through someone's ceiling — most house rules allow for urgent exceptions. That is different from simply wanting the job done on your own schedule.

Kuidas oma taotlust juhatuse ees kiiremini liikuma panna

Board members are usually owners doing this alongside their own jobs, not full-time administrators, so a request that is easy to act on gets dealt with faster than a vague complaint. Put it in writing, describe the problem clearly, and say what you think needs to happen.

Photos help enormously, especially for anything in a stairwell, basement, or roof space that most owners rarely see. A picture of a corroded pipe joint or a light fitting hanging out of its socket does more than a paragraph of description.

If the job is small and clearly within routine maintenance, ask directly whether the board can approve it without a meeting, and suggest a contractor or a fixed quote if you have one. A specific proposal is much easier to say yes to than an open-ended request.

• Put the request in writing (email keeps a record, unlike a hallway conversation)
• Describe the problem and location precisely, with photos where possible
• State whether it is routine maintenance or something needing a vote
• Suggest a contractor or attach a quote if you already have one
• Ask for a timeframe or a date it will be discussed
• Follow up in writing if there is no response within a couple of weeks

Millal tasub korteriomanikul asi enda kätte võtta

Some things fall entirely within your own flat and need no association involvement at all: a dripping tap under your own sink, a loose door handle, shelves that need putting up. These are exactly the kind of odd jobs we handle from 39 € per hour, and there is no reason to wait for a board meeting to sort them.

Where a problem sits in a shared area but is urgent and low-risk, such as a leaking valve in the stairwell affecting your flat directly, it is reasonable to flag it as urgent and offer to get someone out quickly, with the association reimbursing or approving the cost afterwards. We do plumbing from 45 € per hour and can usually give a fixed quote once we have seen the problem or a few photos.

For ongoing building upkeep — stairwell lighting, entrance doors, general repairs across the block — some associations arrange a standing maintenance contract, which is where our office and building maintenance service, from 49 € per hour, tends to fit, so small jobs get done on a schedule instead of one slow request at a time.