Question 1

Who are you and how long have you been managing condominiums?

Accepted Answer

Merbo Társasházkezelő Kft. was founded in 2018 and is based in District III of Budapest, at 6 Kiskorona Street. Our managing director is Tibor Zsolt Tóth, who lives in a condominium himself, so he thinks about every building we manage as an insider, not an outsider. We hold the statutory condominium management qualification, we are listed in the official register of professional condominium managers, and we work with high-value professional liability insurance.

Question 2

What exactly does your common representation service include?

Accepted Answer

We provide full common representation based on the condominium act, the deed of foundation, the bylaws, the house rules and the general meeting resolutions. This includes continuous contact with owners, the lawful preparation and running of general meetings, representing the condominium before authorities, courts and service providers, directing the bookkeeping, preparing the annual report and budget, managing arrears, and compiling the annual maintenance and multi-year renovation plans. For larger works we request at least three comparable quotes and prepare an itemised decision package for the owners.

Question 3

How much does the service cost?

Accepted Answer

It depends on the building. We set the fee in an individual offer after a free, no-obligation survey, based on the size of the building (number of units), its condition and the tasks involved. Send us a message and we will prepare a tailored offer.

Question 4

How does switching work if another company or person is our manager now?

Accepted Answer

We start every new mandate the same way: within 90 days of the start, at our own cost, we carry out a full financial, legal and technical audit. This covers the financial opening balance (owner ledgers, arrears, overpayments), loan and savings accounts, existing contracts, ongoing renovations, warranty rights, and a review of the deed of foundation, the bylaws and the house rules. We present the audit results to the owners in plain language and build the operating plan on the building's real situation: clarity first, responsible decisions after.

Question 5

What software do you use, and what happens to our data if you leave?

Accepted Answer

We use the E-HÁZ system in every building we manage, Hungary's market-leading condominium management software with more than 400,000 registered apartments and 30,000 condominiums. The software contract is in the name of the condominium, not ours, so if the manager ever changes, the data is not lost: it always belongs to the community of owners.

Question 6

What can I see as an owner in the E-HÁZ system?

Accepted Answer

Every owner can see their own balance and payments, the general meeting resolutions and the condominium's documents. The supervisory committee additionally receives real-time financial visibility of invoices and vouchers. Contracts, quotes, meeting invitations and minutes are available in the system, fault reporting is online and always traceable, and the status of resolutions (in progress / completed / delayed) is continuously visible.

Question 7

How quickly do you respond to a fault report or an emergency?

Accepted Answer

We respond to fault reports within 24 hours and act immediately in urgent cases. General administration takes 2 to 3 working days, and the execution of a general meeting resolution is started within 15 days. In an emergency we provide 24/7 on-call availability.

Question 8

How do we know the manager is doing a good job? Do we get measurable reporting?

Accepted Answer

Yes. Our work can be judged on regularly measured and reported data, not on claims. In every building we track arrears month by month (in 30/60/90-day categories), the change in costs against plan and against the previous year, fault handling lead times, supplier performance, completion of maintenance tasks (plan vs. actual), and the execution status of general meeting resolutions.

Question 9

How do you handle owners in arrears?

Accepted Answer

With continuous monthly control, not in campaigns. Above 30 days we send a first payment notice, above 60 days a second notice with an instalment option, above 90 days a third notice and a decision proposal to the supervisory committee, and above 6 months we begin preparing legal steps (payment order). We send the monthly arrears list to the supervisory committee at the end of every month. The goal is always the financial stability of the condominium, never conflict.

Question 10

Do you have references you can show?

Accepted Answer

Yes. In 2025 we took part in preparing and running the insulation investment of a 442-unit condominium with 7 staircases in Óbuda (Budapest III, 2-14 Kiskorona Street). The contractor's initial quote was close to HUF 890 million; we compared the quotes of seven companies item by item, and the final contract amount, extended with guarantees, came to HUF 694 million, a saving of around HUF 200 million against the original quote. Today we are the common representative of that same building, and we extend the operating system developed there to every newly managed building.

Question 11

Do you only handle administration, or community life as well?

Accepted Answer

We believe a residential community consists of people, not just buildings. That is why we organise 3 community events a year in every building we manage, as part of the management fee and at no extra cost, we hold weekly office hours on request, and we take care of flag display on national holidays.

Question 12

What guarantees that the condominium's money and affairs are handled responsibly?

Accepted Answer

We work with high-value professional liability insurance (Generali, HUF 10 million per claim, HUF 30 million per year, covering GDPR-related damages as well) and we are listed in the official register of professional condominium managers. In addition, for every significant procurement and investment we request at least three comparable quotes with an itemised price and technical comparison. The goal is not automatically the cheapest option, but the best value, professionally grounded decision.

Question 13

How can we contact you or request an offer?

Accepted Answer

The easiest way is to reach our managing director, Tibor Zsolt Tóth, on +36 30 685 3339 or at info@merbo.hu. Send a few basic details about your condominium (address, number of staircases and units, current form of management) and we will get in touch to arrange a free survey and a tailored offer.

Frequently asked questions

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