Real estate

A minimum statutory land-use fee is planned at 4% of a plot's universal cadastral value per year, but no less than €50 a year. Land and building owners may agree a higher fee, and if they cannot agree, the landowner may ask a court to set a higher one. The change concerns cases where a building belongs to someone other than the landowner.

On 22 October the Saeima adopted in final reading a new law compensating landowners in forced divided-ownership situations. An owner whose title is entered in the Land Register can claim state compensation for 1 January 2025 to 31 December 2026 where the statutory land-use fee falls short of the property tax. Claims go to the State Land Service between 1 January and 30 June 2027, and the service decides within six months.

Also reported by: saeima.lv

On 22 October the Saeima backed in principle amendments to the Ports Law clarifying the division of port territories, port authorities' functions and management of real estate. Leases, building rights and servitudes over port land may not exceed 70 years, or 99 years for servitudes where investment exceeds EUR 90m. Port council members and managers are to be chosen through open competition.

A lawyer explains that a real-estate purchase or gift agreement in Latvia can be drawn up in three different ways, which differ both in cost and in the degree of legal protection they offer. The piece helps buyers and donors of property choose the form that best fits their transaction.

The consultation explains that where each of five land units already has a valid boundary plan and the boundaries do not change, a new cadastral survey is normally unnecessary. To sell two units as separate properties they must be split off in the Land Register, each with its own folio; if a survey is nevertheless needed it can cost from a few hundred to several thousand euro per unit.

The consultation explains that a co-owner may not take over a whole flat without the other's consent, but can claim compensation for use of his share only by proving he had no real chance to use the flat. This is a co-ownership relationship, not a tenancy, so no lease is to be concluded. If agreement fails, a court can be asked to fix the use arrangement, award compensation or end the co-ownership (Civil Law Articles 1067 and 1075).

On 20 October the Saeima's Legal Affairs Committee backed in principle amendments to the act on the entry into force of the Civil Law's introductory, inheritance and property parts, in order to execute a Constitutional Court judgment. The minimum fee stays at 4 % of cadastral value (at least EUR 50 a year), but the building owner must also reimburse the property tax. A transition period runs to 31 December 2031, after which the fee is set by agreement or, failing that, by a court.

The consultation looks at the 14-day minimum voting period in a written poll under Apartment Property Law Article 20(2). In civil law the period starts the day after the draft decision is sent, so for a draft sent on 5 October day 14 is 19 October and a poll closed on 18 October could be challenged. The safe course is to close the poll no earlier than the end of 19 October.

The consultation explains that an association can be founded and registered with the Enterprise Register without all flat owners' consent, since only articles and a board are required. It does not, however, automatically gain the right to manage the building or represent the owners; that requires a decision of the flat owners' community taken under the Apartment Property Law.

The consultation states that a building manager needs a legal basis to cut off heating to one flat. An owner holding documents on the connection and the manager's consent, plus invoices and proof of payment for earlier seasons, should demand the legal justification in writing. If that fails, the municipality or a court can be approached.

In an LV portal Q&A, a sworn advocate explains that when a leased property is sold, under Civil Law Articles 2174 and 2175 only the new owner has the unilateral right to continue or terminate the existing lease, while the tenant has no equivalent choice. If the lease was never registered in the Land Register, Article 2126 does not apply, so the agreement does not automatically bind the new owner until the owner decides to keep it in force. Retroactively dated invoices sent by the new owner do not change this principle.

Latvijas Radio summarises European Commission proposals aimed at tackling the housing-affordability crisis, drawn up after widespread protests in several EU countries, including Spain, over sharply rising home and rental prices. The article notes the price surge hits young residents hardest, as they increasingly cannot afford a home of their own.

Owners of land burdened by "forced split ownership" - where someone else's building stands on their land - are preparing a collective claim against the state for compensation over the earlier land-use fee rules, which the Constitutional Court repeatedly found unconstitutional, most notably in its 10 December 2025 ruling. The government has already approved new rules setting a minimum fee of 4% of cadastral value per year, but landowners, through the Land Reform Committee, agreed at an 10 October congress to join forces and seek damages for the long-standing restriction on their property rights.

An interview with Dace Vārna of the "Mājoklis" association explains that rules for using shared premises in apartment buildings are adopted by the owners' association, not the manager, requiring a two-thirds vote. Rules cannot restrict an individual owner's rights, while exclusive use of a room needs all owners' consent and land-register registration. For violations, the article recommends requiring correction and damages rather than arbitrary fines.

A minimum statutory land-use fee is planned at 4% of the land's universal cadastral value per year, with a floor of 50 euros a year. If the parties cannot agree on a higher fee, the landowner will be able to ask a court to set it.

An LV portāls consultation answers a question on ending joint ownership of an inherited house when one co-owner uses it alone and refuses any agreement or buyout. It explains that if co-owners cannot agree, either one may sue in court to set a shared-use arrangement or to terminate the co-ownership entirely. The court picks the appropriate remedy based on the property's characteristics and the case's circumstances.

The article explains how VAT applies to real-estate lease and rental services depending on the property type, tenant, and lease term. It focuses particularly on the distinction between letting residential premises and other types of lease.

On 6 October the government backed Justice Ministry amendments setting a minimum statutory land-use fee of 4% of cadastral value per year (at least EUR 50), responding to a Constitutional Court ruling on forced shared ownership of land and buildings. A transition period runs to end-2031, the new rules are due to take effect 1 January 2027, and the bill now moves to the Saeima.

The State Revenue Service reports tightening oversight of real-estate intermediaries in 2025, imposing fines in 24 cases totalling 15,050 euros, up from 9 cases in 2024. The most common violations were missing or outdated internal-control systems, inadequate client due diligence, and failing to notify the authority of the business type.

State company Valsts nekustamie īpašumi (VNĪ) sold at auction a six-storey office building in Old Riga formerly used by the Ministry of Agriculture. The starting price was €1.152 million, but it sold for €1.877 million — a 63% premium. Built in 1974, the building spans 1,529.9 sq m on a 376 sq m plot.

State company Valsts nekustamie īpašumi is auctioning off the former "Mežtekas" manor in Jaunanna parish, Alūksne municipality — previously managed by the Ministry of Agriculture and a locally protected cultural heritage site. The property includes a 1.35-hectare plot, a 448.6 sq m manor house and a 163.7 sq m outbuilding; the opening auction price is €77,400, with bids accepted through November 2.

The Constitutional Court is examining whether rules that, in cases of forced divided property, set the land redemption price by cadastral value comply with the protection of property rights — the challenged rule requires apartment owners to redeem land at a price that may not reflect market value.

LV portāls explains that an apartment owners' association is a separate legal entity governed by its own articles of association, and unless those articles say otherwise, a person who does not own property in the building can still be elected to its board.

Prompted by a question about allocating a parking spot to a new flat owner in a shared yard, LV portāls explains that the rules for using a common yard and dividing parking spaces are set not by an individual owner but by a decision of the community of apartment owners, adopted by the required majority in the manner set out in law.

The Justice Ministry is advancing changes that merge building-registration steps into one unified process and, in specific cases, cut fees by more than 90%. For example, registering a warehouse building could save around €9,225, and cadastral measurement for an apartment building around €2,888. The changes take effect 8 January 2027 and apply to buildings on both state/municipal and private land.

Prompted by a case where a rented flat burned down, LV portāls explains that a lease does not end automatically but is governed by the Civil Law and the Residential Tenancy Law provisions on the destruction of the leased object. If the premises objectively become unusable, the tenant does not have to pay rent for the period it could not be used, and the parties still need to settle the deposit and any overpaid amounts.

The paywalled article explains the procedure for co-owners of a historically undivided apartment building to voluntarily split it into separate apartment ownerships, and the practical problems arising from managing undivided shares.

LV portāls published a guide on managing apartment buildings, explaining owners' obligations and the property manager's role. Under the Apartment Property Law, owners jointly maintain common property and decisions require majority approval at owners' meetings. The guide distinguishes property managers from maintenance contractors and notes the requirement to keep a building file in the Construction Information System (BIS).

On 8 September 2026 the Cabinet of Ministers approved amendments simplifying the procedure for expropriating real estate for public projects such as roads and railways. Where the owner agrees, the responsible institution will be able to offer a purchase agreement immediately, without a separate government decision. The amendments still require Saeima approval.

A BB.LV legal Q&A answers how a tenant planning to renovate a rented apartment in order to later buy it can protect their interests if the landlord changes their mind about selling after the renovation. The lawyer advises signing a separate agreement — an addendum to the lease, ideally through a notary — recording the owner's consent to sell once financing is secured.

The paywalled article explains that an apartment owners' association may terminate a house manager's contract at any time without proving misconduct, citing the 2026 Senate ruling No. SKC-14/2026 on the handover procedure.

The European Commission has put forward an "Affordable Housing Act" proposal to help member states and municipalities tackle the housing affordability crisis. It offers local authorities legal clarity on what housing-policy measures are permissible within the EU single market, including cases where properties in tourist areas are not used as primary residences. The initiative complements the EU short-term rental rules in force since May 2026 and now moves into the ordinary legislative procedure before Parliament and Council; the Commission cites Eurobarometer data showing over half of EU urban residents see affordable housing as an urgent concern.

The government has backed amendments removing the need for a separate Cabinet of Ministers decision, after fair compensation is set, before the responsible authority can offer a property owner a voluntary sale agreement for expropriation for public needs (e.g. roads, railways). The change is expected to speed up the process by roughly a month and reduce red tape in large projects such as Rail Baltica, which previously required over 100 Cabinet decisions. Where a voluntary agreement cannot be reached, the existing procedure involving the Cabinet and Saeima still applies; the bill still needs Saeima approval.

An LV portāls consultation examines a case where the Ropaži municipality refused to renew a lease for a tenant who held a first-refusal right under the contract. It notes a contractual right is not an automatic guarantee of a new lease — the municipality must evaluate each request individually under administrative procedure; the decision can be appealed to the housing commission or municipal council.

An LV portāls consultation clarifies that a written notice from an apartment owner about defects found during the warranty period, requesting their remedy, retains legal force regardless of whether the owners' assembly later adopts a separate decision on it. The answer rests on the Apartment Property Law, which lets each owner raise a defect claim individually; a lack of a collective decision does not by itself strip the notice of legal effect.

The State Construction Control Bureau explains that the Register of Residential Building Managers is maintained in the Construction Information System, with persons registered on the basis of an application or a court ruling. Managing buildings with an area above 1,500 m² requires at least a fourth-level professional qualification ("building caretaker") if the owners themselves or a person authorised by them manage the building, and a fifth-level qualification ("building manager") if management is entrusted to a legal entity or an individual merchant. The Law on Management of Residential Buildings also allows persons without a professional qualification to be registered if a management contract has been concluded.

On 3 September the Saeima conceptually supported, in the first reading, urgent amendments to the Protection Zone Law widening the strip to be cleared of trees and shrubs under 110 kV power lines from 13 to 18 metres on each side of the line axis. The amendments affect landowners whose properties contain power line protection zones; the justification is that in the storm of 22–23 August around 70% of the damage to 110 kV lines was caused by fallen trees. The draft law still has to be adopted in the final reading.

An oral auction for the lease rights to Rēzekne's recreation (spa) centre concluded on 3 September, finally finding a tenant for a property the municipality had struggled to let after more than 20 earlier unsuccessful auctions.

An e-consultation (in cooperation with the association "Mājoklis") explains whether, after the legislative amendments granting the community of apartment owners the right to open a bank account, the manager must re-sign all utility service contracts in the community's name. Automatic re-signing of contracts is not required: existing contracts in which the manager is named as the community's representative remain in force; new contracts must state the community's name and registration number. It is recommended to keep the community's funds in the community's account, with invoices naming the community as the contracting party and the manager as its representative; the manager's remuneration is income from their own economic activity, held in a separate account.

An e-consultation on a situation where the co-owner of an undivided share of a flat has died without heirs (on 10 January 2025 the property was declared heirless estate), but the manager issues invoices for the whole flat to the other co-owner. Under Section 416 of the Civil Law, a heirless estate passes to the state or the municipality (Section 73(5) of the Law on Local Governments – residential property to the municipality; state property has been managed by VAS "Valsts nekustamie īpašumi" since 1 January 2026). Each co-owner is liable only for their own share, so the manager should be asked to split the invoices according to the undivided shares, and the Land Register entry should be checked.

An e-consultation on a flat being flooded due to the manager's negligence, where the manager has not drawn up a damage report within a week and does not reply to the submission. Legislation sets no specific deadline for drawing up a flooding report; the manager's duties are determined by the management contract and the community's decisions, as well as Cabinet Regulation No. 907 on the inspection and technical maintenance of residential buildings. A claim for damages may be brought in court at any time if negligence can be proven; it is advisable to document the damage (photos, expert assessment) and send a written warning with a 7-day deadline for a reply.

An e-consultation on an unclear rent invoice ("1.00 × 111.260 months = EUR 111.26"): most likely the unit of measurement is stated incorrectly – 111.26 is the area in square metres, and EUR 1.00 is the charge per m² per month. References are made to Sections 6 and 11 of the Accounting Law (true, understandable and traceable information), paragraphs 32–33 of Cabinet Regulation No. 877 (description of the service, unit, quantity, price) and Section 3 of the Consumer Rights Protection Law. It is recommended to request an explanation from the landlord in writing within 15 working days and, if matters remain unclear, to contact PTAC; payment should not be withheld without a verified calculation.

An e-consultation explains that under Section 4 of the Law on Apartment Ownership, balcony waterproofing layers form part of the residential building's common property – like the slab, load-bearing structures, external surfaces and railings. The apartment owner is responsible only for interior finishing elements (tiles, additions they installed themselves). If damage to the waterproofing causes structural damage or water leaks to neighbours, it is a matter of maintaining the common property, to be resolved with the involvement of the community of apartment owners and the manager.

A guide to managing an apartment building: under the Law on Management of Residential Buildings, the apartment owners are responsible for managing the building and finance maintenance, the management fee and the reserve fund in proportion to their shares of the common property. Decisions of the community of apartment owners are adopted by more than 50% of owners' votes and are binding on all. Management may be carried out by the owners themselves or by a manager with the appropriate professional qualification; mandatory actions include roof and foundation repairs, technical inspections and emergency repairs, whereas improvements require a separate decision of the owners.

Ogre municipality plans to reorganise its companies and institutions, handing residential building management over to the private sector, since after the merger of four municipalities several structures perform the same functions in different areas. After the reorganisation, water supply, heating and building management will be provided by three specialised companies; the shares of SIA "Ogres namsaimnieks" are to be sold in an open tender, with up to 20% reserved for the company's employees. Water supply and heating remain under municipal control as strategic infrastructure.

Sworn attorney Gundars Lācis (Latvian Bar Council) explains when an increase in the rent for a municipal flat takes effect: under Section 31(1) and (2) of the Law on Residential Tenancy, the municipality sets the rent in its binding regulations, but the landlord must notify the tenant in writing, and the new rent takes effect one month after the notice. If the specific calculated amount was notified on 20 June, the new rent applies no earlier than from 20 July, regardless of the binding regulations entering into force on 1 July and the general information given in May.

Sworn attorney Dr. iur. Imants Muižnieks (Latvian Bar Council) answers a question on the use of a road servitude from a neighbouring property that is not the dominant property but on which a public institution has been set up, with visitor access and parking across the servient property. Referring to Sections 1130 and 928 of the Civil Law, he notes that restrictions on ownership are to be interpreted narrowly and, in case of doubt, a servitude exists to the smallest extent; the neighbour has no right to use the servitude if their property is not the dominant one, regardless of the intensity of use or the existence of alternatives.

State company Valsts nekustamie īpašumi sold a building at Smilšu iela 7 in Old Riga, currently housing the State Education Quality Service, at auction for €2.61 million against a €2.2 million starting price. Six bidders took part over 41 bids, with a legal entity winning.

The Russian-language version of the same VNĪ auction story: the building at Smilšu iela 7 in Old Riga, housing the State Education Quality Service, sold for €2.61 million against a €2.2 million starting price. Six bidders made 41 bids, with a legal entity winning.

The article (only the intro is visible) notes nearly a third of this year's mortgages went to unmarried clients, and advises couples buying a home together to formalise ownership and financial arrangements beforehand.

Justice Minister Edvards Smiltēns met with Land Register judges to discuss future development models, including a proposal to shift some judicial functions to a new "court jurist" post. Land Register cases make up about 74% of the workload of specialised judges, and 13 of 68 posts are currently vacant. The Ministry pledged to compare several reform models on legal certainty, cost and service quality, with no final decision yet made.

The consultation explains that co-owners have a two-month right of first refusal when a share is sold to an outside party. If co-owners cannot agree on dividing shared property, any of them may petition a court to terminate joint ownership under Civil Law Section 1074, with the court able to award separate plots, compensation, a sale, or a lottery.

German owners of a Riga apartment have been unable to move into their 80-square-metre flat for seven years because the tenant refuses to leave and has gone to court, citing a psychiatric opinion on suicide risk if evicted. The case has dragged through repeated court delays to the eviction.

The consultation notes that under Article 4 of the Apartment Ownership Law, loggias and balconies form part of the co-owned property, and owners must treat them carefully without creating problems for others. A dispute over a neighbour's altered drainage must be resolved within this co-ownership framework.

An e-consultation on LV portāls addresses a case where a municipality, when subdividing a plot for a new house, refused to allow use of an existing easement road and instead required a new 5.5-metre easement across a neighbour's land, costing the owners around €25,000. The response explains that newly created land plots must have documented access to a road or street under applicable regulations, and unresolved easement disputes can be settled through the courts.

In an e-consultation on LV portāls, sworn advocate Santa Blumberga-Švēde answers whether two residential buildings on shared land can have separate utility contracts (water supply, waste removal), or whether the property must first be divided. The answer depends on the legal status of the buildings and land (co-ownership, separate apartment units, lease rights) and whether splitting services is practically feasible; she recommends consulting utility providers and possibly agreeing on a co-ownership usage arrangement.

LANĪDA board chairman Aigars Šmits comments on the version of the Immigration Law adopted by the Saeima on 20 August 2026, which would end residence permits for foreigners buying real estate, while investments in state-managed funds (from 150,000 euros) or in company capital (50,000-100,000 euros) would still qualify. He argues that security risk stems from the individual investor rather than the type of investment, and proposes alternatives such as limiting the programme to citizens of NATO/OECD countries.

The register of real estate transaction intermediaries will now be administered by the association LANĪDA (Latvian Real Estate Transaction Association); this follows amendments to the Law on Real Estate Transaction Intermediaries that took effect on 19 August 2026. The new approach introduces digital register maintenance and a fully electronic registration process, the Ministry of Economics reports.

Amendments effective from 19 August transfer maintenance of the real estate intermediaries register from the Economics Ministry to the industry association LANĪDA. Registration becomes fully electronic and faster, while the EUR 40 registration/supervision fee and professional requirements stay unchanged. LANĪDA will not have access to tax or criminal record data.

At an extraordinary session, the Saeima urgently considered amendments to the National Security Law allowing temporary requisition of privately owned real estate in case of a threat caused by military operations. The initial seizure period would be 14 days, extendable by the Cabinet of Ministers, with compensation guaranteed to owners for any damage. The measure covers only emergency wartime powers, not peacetime nationalization.

The amendment adds a new Article 4.1 designating LANĪDA as administrator of the state real estate intermediaries register under a delegated public-administration task, while the final registration decision is made by an authorised official rather than LANĪDA's board. Decisions can be appealed to the Ministry of Economics, and the Ministry's decisions to an administrative court; applicants must now submit a certificate of no criminal record from a competent authority rather than being granted direct access to the criminal records register.

In Riga's Imante district, a tenant repeatedly flooded neighboring apartments, and after the lease ended the landlord, Arturs, demanded the tenant vacate within two weeks — which the tenant refuses, denying fault. Attorney Janis Berovskis explains liability could fall on either owner or tenant depending on the accident's cause: the owner must maintain the flat so it causes no harm to neighbors, while the tenant answers for negligence. Where parties cannot settle, the dispute goes to court, and insurers are already pursuing the landlord for the neighbor's damages.

A draft amendment to the National Security Law would give the armed forces commander the right, in the event of a military threat, to order private or municipal real estate to be handed over to military control. Without a Cabinet decision, property could be held for no more than 14 days. The bill also sets out how owners can claim compensation for damages.

The explainer notes co-ownership can end by co-owners voluntarily agreeing before a notary, who drafts a division agreement filed with the Land Register, or through the courts if agreement fails. Courts may assign physical shares, award the property to one owner with compensation to others, order a sale, or use a lottery. The basis is Civil Law Articles 1074 and 1075.

State forestry company “Latvijas valsts meži” has created a compensation land pool from which state forest land can be granted as additional compensation to owners whose real estate is expropriated for public infrastructure projects. The mechanism is based on 2023 amendments to the Forest Law. The article notes that over three years such compensation has been granted for several private properties.