Amkhanagoba in Tbilisi: How Building Management Works and Who Pays for Repairs
Georgia doesn't have state-run housing offices, municipal utility providers, or city management companies. If a lightbulb burns out in the hallway, the elevator breaks, or the roof leaks, no abstract city service is coming to fix it. All internal building matters are handled by the amkhanagoba (ამხანაგობა) — the homeowners association (HOA).
In this guide, we break down how the amkhanagoba works, what expenses fall on the tenant, and what costs must be covered strictly by the apartment owner.
1. How the Amkhanagoba Works
The amkhanagoba is an association of residents in a specific building or entrance. Essentially, the building is co-owned by its apartment owners, so they manage it themselves.
- In older housing funds & "Cheshka" buildings: A chairman is elected from among active neighbors. They collect funds for minor repairs, communicate with the local district administration (Gamgeoba), hire cleaners, or call technicians.
- In modern residential complexes: Management is usually handed over to a commercial property management company. In this case, residents pay a fixed monthly maintenance fee for cleaning, security, concierge services, and groundskeeping.
2. Who Pays for What: Tenant vs. Owner
The main rule that prevents disputes with your landlord: the tenant pays only for ongoing utility consumption and routine building maintenance, while the owner pays for capital repairs.
What the Tenant Pays:
- Utilities by meters: Gas, electricity, water, and trash collection (paid directly via personal account numbers using PayBox terminals or TBC / Bank of Georgia mobile apps).
- Monthly building service fee: Cleaning, hallway lighting, and grounds maintenance (usually 15–50 GEL per month, if the building charges one).
- Elevator rides: Recharging individual magnetic chips or paying per ride in coin-operated elevators (10–20 tetri).
What the Owner Pays:
- Capital building repairs: Roof restoration, facade reinforcement, and replacement of main plumbing or sewage risers.
- Elevator repairs and replacement: If the elevator engine or control board burns out, chipping in for repairs with neighbors is strictly the owner's responsibility.
Rule: If the amkhanagoba chairman or a neighbor knocks on your door asking to "chip in $50 for a new roof or elevator repair" — redirect them directly to the apartment owner.
3. How Flip Flat Protects You
To ensure there are no unpleasant surprises after move-in, we integrate protection against unexpected costs right into our property search process:
- Pre-showing inspection: We check in advance whether the building has a fixed maintenance fee and how the elevator operates (chips, coins, or included in service).
- Stipulated in the contract: Our bilingual lease agreement clearly fixes the monthly service fee amount and explicitly states that any capital repair contributions are paid exclusively by the landlord.
- Resolving disputes: If an unclear situation arises with the building chairman or neighbors, our team steps in to help clarify who is responsible for what.
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17.08.2026