Q: What do nedoplatok and preplatok mean on a Slovak vyúčtovanie?

This is the number you care about most. Nedoplatok (shortfall) means you pay extra. Preplatok (overpayment) means the manager refunds money to your account. The amount already reflects how you paid during the year. Always include the variabilný symbol (payment reference) when paying; it links the payment to your flat. Just scan the QR code in your banking app.

Q: Who do I pay a shortfall to – the manager or the building?

The money does not go to the manager but to the building’s account. It belongs to all owners of flats and non-residential units (NP). The manager only administers it and pays the building’s invoices from it. ExamplePart of your monthly payments goes to water, heat and waste (this is settled in the statement) and part to the repair fund (this is saved). The manager only receives the management fee from the building’s account.

Question 1

How do I read the main table of a Slovak annual statement (advance vs. actual cost)?

Accepted Answer

Predpísaná záloha (advance): how much you paid towards the item during the year. Skutočný náklad (actual cost): how much of the building’s real invoices fell on your flat. Preplatok / nedoplatok: the difference. A minus means the advance was not enough. ExampleYou paid €42.00 towards insurance, the actual cost was €43.21. You pay €1.21 extra. On the statement it shows as −1,21.

Question 2

What do nedoplatok and preplatok mean on a Slovak vyúčtovanie?

Accepted Answer

This is the number you care about most. Nedoplatok (shortfall) means you pay extra. Preplatok (overpayment) means the manager refunds money to your account.

The amount already reflects how you paid during the year. Always include the variabilný symbol (payment reference) when paying; it links the payment to your flat. Just scan the QR code in your banking app.

Question 3

What are person-months (osobomesiace) on a service charge statement?

Accepted Answer

How many people lived in the flat in each month. The yearly total is osobomesiace (person-months). Waste, cleaning, lighting and the lift are usually split by them. Some buildings, especially new-builds, split these items by floor area instead.

Example

2 people live there all year: 2 × 12 = 24 person-months.

If a third moved in in March: January and February 2 each, March to December 3 each. Total 4 + 30 = 34 person-months.

Worth checking

Report a change in the number of residents to the manager right away. With many managers an unreported change cannot be claimed retroactively.

Question 4

Who do I pay a shortfall to – the manager or the building?

Accepted Answer

The money does not go to the manager but to the building’s account. It belongs to all owners of flats and non-residential units (NP). The manager only administers it and pays the building’s invoices from it.

Example

Part of your monthly payments goes to water, heat and waste (this is settled in the statement) and part to the repair fund (this is saved). The manager only receives the management fee from the building’s account.

Question 5

When do I have to pay a shortfall, and does an objection postpone it?

Accepted Answer

Pay a shortfall within the deadline stated by the manager. An overpayment arrives in your account after the objection period ends. An objection does not postpone payment: even if you dispute it, the shortfall must be paid on time. If you are right, the difference is refunded. Deadlines differ between managers, typically 15 or 30 days from delivery. If you have a shortfall every year, ask for your advance schedule to be adjusted. You pay a few euros more a month, but avoid an unpleasant lump sum.

Question 6

Why do I pay for heating even with my radiators turned off?

Accepted Answer

Heat in a building “flows over”. When neighbours heat, they also warm your walls, and you can turn your radiator down. That is why the heating bill is split into two parts:

Basic component: split by the heated floor area of the flats, because heat in the building benefits everyone.
Consumption component: split by the units recorded by the allocators on the radiators.

How heating was split in this building

The building paid €10,660 for heating. What that sum consists of is shown in .
First, how much of it is split by area is determined. Unless the owners decide otherwise, the legal default is 60%. In this building, however, 64% was used: at 60% the flats would differ in price per m² more than the decree allows, so the manager had to raise the share. Details in .
By area: 64% of €10,660 is €6,822.40. The building has 1,760 m² of heated area, your flat 66.10 m², i.e. 3.76%. Your share is €256.23.
By allocators: the remaining 36% is €3,837.60. Your radiators recorded 1,200 units out of 60,000 in the whole building, i.e. 2%. Why exactly 1,200 is explained in . Your share is €76.75.

Total €332.98. Even with your radiators off all year, you would pay at least €256.23 for heat from your neighbours and the shared pipework.

Note

The 60% / 40% ratio applies automatically. Owners may vote for a different ratio, but at least 30% must always be split by area (§ 8(1) of Decree No. 503/2022 Coll.).

Question 7

How do heat cost allocators on radiators work?

Accepted Answer

A small device on each radiator. It does not measure kWh but units, i.e. comparative values. The number on its own means nothing; what matters is your share of all units in the building. The recorded units are then adjusted: Output coefficient: a larger radiator gives off more heat per unit, so it has a higher coefficient. Position correction: a flat under the roof, on the ground floor or on a corner has to heat more for the same warmth. The decree therefore reduces its units, e.g. under a flat roof × 0.80, a corner room × 0.90. Penalty coefficient: if someone refuses an allocator, damages it or does not let the reader in, they are charged the consumption of the most expensive flat per m², plus 10%. Example from this sampleThe flat is on the top floor under a flat roof, correction 0.80. Living room: 700 × 0.80 = 560 Bedroom: 450 × 0.80 = 360 Kitchen: 350 × 0.80 = 280 Total 1,200 units instead of 1,500.

Question 8

Why do I pay for hot-water circulation?

Accepted Answer

You pay for hot water on two lines: the water itself (Studená voda na ohrev TV) and the heat that warmed it (Teplo na teplú vodu). Heat for hot water is split into two parts: Basic component: so that hot water flows as soon as you open the tap, water circulates in the pipes constantly and cools down. This heat is lost even if nobody runs the water. Every flat pays it equally. Consumption component: by the m³ of hot water on your meter. The basic component is calculated from actual losses but may not exceed 20%. Example from this sampleLosses in the pipework came out at 32%; the maximum 20% was applied. 20% of €6,410 = €1,282 ÷ 24 flats = €53.42 80% = €5,128 ÷ 1,000 m³ × your 22 m³ = €112.82 Total €166.24. The fixed circulation part is the same for a flat where one person showers as for a flat of five. That is why small households fare worse against the reference consumption, even when they save.

Question 9

Why do I pay for more water than my meter showed?

Accepted Answer

The building has a main water meter by which it pays the water company. Flats have their own meters. The sum of the flat meters almost never matches the main one. The difference is split between flats through a coefficient. ExampleThe building paid the water company for 100 m³. The flats together measured 92 m³. The coefficient is 100 ÷ 92 = 1.087. Each flat pays 8.7% more than its meter showed. In the sample: building 2,950 m³, flats 2,710 m³, coefficient 1.0886. A small difference is normal. What deserves attention is a sharp rise in the coefficient compared to last year; the cause may be a leak or meters past their verification date.

Question 10

How are building costs split – by m², by residents or per flat?

Accepted Answer

For most items the formula is the same: building cost ÷ units in the whole building × your units Abbreviations in the Merná jednotka (unit) column: m2: flat floor area osm (or os): person-months b.j. (or ks): residential unit. Each flat has exactly 1 unit, so the cost is split equally per flat. E.g. €120 across 24 flats is €5 per flat. The split method (the key) is usually decided by the owners. For the repair fund the legal default is the co-ownership share; for heat, the decree. When each key is typically used

Question 11

What is the repair fund (fond opráv) and how much is typical?

Accepted Answer

This is not consumption but the building’s savings for repairs and renovation: roof, façade, lift, pipework. The money stays in the building’s account. The owners approve the amount, in this sample €1.20 per m² per month.

Advance and actual cost are always the same, the difference is zero.

Calculation68.40 m² × €1.20 × 12 months = €984.96

Comparison: contribution per m² per month

There is no “right” amount. New-builds may have around €0.25 because nothing needs repairing yet. Older buildings before a roof or façade renovation €1.50 and more. What matters is whether the fund covers the planned repairs.

You: €1.20Typically: €0.25 – 2.00

Indicative range from practice in Slovak apartment buildings, not official statistics.

Question 12

What does building insurance on the statement cover?

Accepted Answer

Insurance of the building as a whole, e.g. against fire or flooding of common parts. It does not cover your household or belongings in the flat. By floor area.

Položka	Predpísaná záloha (€)	Skutočný náklad (€)	Preplatok / nedoplatok
Teplo na vykurovaniemeter	360,00	332,98	27,02
Teplo na teplú vodumeter	180,00	166,24	13,76
Studená voda na ohrev TVmeter	72,00	81,32	-9,32
Studená vodameter	108,00	117,59	-9,59
Odvod zrážkovej vodym²		19,54	-19,54
Elektrina spoločné priestory a zariadeniapersons	60,00	62,22	-2,22
Odvoz a likvidácia odpadupersons	120,00	119,71	0,29
Servis a revízie technologických zariadenípersons	180,00	192,00	-12,00
Zimná údržbam²		15,40	-15,40
Upratovanie spoločných priestorovpersons	96,00	115,20	-19,20
Poštovnéper flat		2,00	-2,00
Bankové poplatkyper flat	6,00	4,00	2,00
Poistenie domum²	42,00	43,21	-1,21
Deratizáciaper flat	6,00	5,50	0,50
Poplatok za spracovanie údajov z meračovper flat	9,00	9,00	0,00
Výkon havarijnej službyper flat	6,00	5,00	1,00
Poplatok za správufixed	150,00	150,00	0,00
Fond prevádzky, údržby a oprávm²	984,96	984,96	0,00
Fond opráv 25% z plochy (balkón, lodžia)m²	14,40	14,40	0,00

Spolu :	2 394,36	2 440,27	-45,91
Vyúčtovanie za rok 2025 (nedoplatok)			-45,91
Stav konta k 31.12.2025 pred vyúčtovaním			4,20
Nedoplatok po vyúčtovaní k 31.12.2025			-41,71

Náklad	Obdobie	Fakturované množstvo (A)	Jednotková cena (B)	Náklad (EUR) (A×B)
UK fixná zložka	1.1.–31.12.2025	20,000 kW	290,000000 EUR/kW	5 800,00
UK variabilná zložka	1.1.–31.12.2025	90 000,000 kWh	0,054000 EUR/kWh	4 860,00
Spolu				10 660,00

Vyúčtovaná položka	Náklad [€] (A)	% zložky	Celkom jednotky (B)	Náklad na jedn. (C=A/B)	Vaše jednotky (D)	Náklad [€] (C×D)
UK základná zložka	6 822,40	64 %	1 760,000 m2	3,876364	66,100 m2	256,23
UK spotrebná zložka	3 837,60	36 %	60 000,000 d.	0,063960	1 200,000 d.	76,75
Spolu	10 660,00					332,98

Č. rozdeľovača	Miestnosť	Odpočet dielikov	Koef. výkonu kQ	Korekcia polohy	Sankčný koef.	Výsledné dieliky
10000001	obývačka	700,000	1,000	0,800	1,000	560,000
10000002	spálňa	450,000	1,000	0,800	1,000	360,000
10000003	kuchyňa	350,000	1,000	0,800	1,000	280,000
Spolu		1 500,000				1 200,000

How to read your annual statement

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Tallerova 10/9
811 02 Bratislava – Staré mesto

+421 949 119 183

info@mysme.sk

Náklad	Fakturované množstvo (A)	Jednotková cena (B)	Náklad (EUR)
TeploTV fixná zložka	10,000 kW	290,000000 EUR/kW	2 900,00
TeploTV variabilná zložka	65 000,000 kWh	0,054000 EUR/kWh	3 510,00
Spolu			6 410,00

Vyúčtovaná položka	Náklad [€] (A)	% zložky	Celkom jednotky (B)	Náklad na jedn. (C)	Vaše jednotky (D)	Náklad [€]
TeploTV základná zložka	1 282,00	20 %	24,000 ks	53,416667	1,000 ks	53,42
TeploTV spotrebná zložka	5 128,00	80 %	1 000,000 m3	5,128000	22,000 m3	112,82
Spolu	6 410,00					166,24

Vyúčt. položka	Celk. náklad [€] (A)	Faktur. spotr. [m3] (B)	Spotreba na byt. vodom. [m3] (C)	€/m3 (D=A/B)	Koef. B/C (E)
SV	10 586,08	2 950,000	2 710,000	3,5885	1,0886
SVnaTV	3 696,16	1 030,000	1 000,000	3,5885	1,0300

Za byt	Spotreba [m3] (F)	Náklad [€] (D×E×F)
SV	30,000	117,19
SV FIX (9,60 € ÷ 24 ks × 1 ks)		0,40
SVnaTV	22,000	81,32

Odpočty meračov	Merač	Dát. poč. stavu	Poč. stav	Dát. kon. stavu	Kon. stav	Rozdiel
Studená voda	70000001	1. 1. 2025	210,400	8. 10. 2025	233,500	23,100
Studená voda (nový)	70000009	8. 10. 2025	0,000	31. 12. 2025	6,900	6,900
Teplá voda	71000001	1. 1. 2025	95,200	31. 12. 2025	117,200	22,000

Položka	Odb. miesto	Náklad (€)	Počet jedn. na odb. miesto	Počet jedn. na priestor	Náklad (€)	Merná jedn.
Odvod zrážkovej vody	0012	520,00	1 820,50	68,40	19,54	m2
Elektrina spoločné priestory a zariadenia	0012	1 400,00	540,00	24,00	62,22	osm
Odvoz a likvidácia odpadu	0012	2 243,38	540,00	24,00	99,71	osm
Výťahy	0012	4 320,00	540,00	24,00	192,00	osm
Zimná údržba	0012	410,00	1 820,50	68,40	15,40	m2
Upratovanie spoločných priestorov	0012	2 592,00	540,00	24,00	115,20	osm
Poštovné	0012	48,00	24,00	1,00	2,00	b.j.
Bankové poplatky	0012	96,00	24,00	1,00	4,00	b.j.
Poistenie domu	0012	1 150,00	1 820,50	68,40	43,21	m2
Deratizácia	0012	132,00	24,00	1,00	5,50	b.j.
Poplatok za spracovanie údajov z meračov	0012	216,00	24,00	1,00	9,00	b.j.
Výkon havarijnej služby	0012	120,00	24,00	1,00	5,00	b.j.
Nadrozmerný odpad	0012	480,00	24,00	1,00	20,00	b.j.
Poplatok za správu	0012	3 600,00			150,00
Fond údržby a opráv	0012	26 213,76			984,96
FPUaO - balkóny, lodžie, terasy	0012	288,00			14,40

Mesiac	Predpis (€)	Platba (€)	Typ platby	Zostatok (€)
01 / 2025	199,53	199,88	Účet	0,35
02 / 2025	199,53	199,88	Účet	0,70
03 / 2025	199,53	199,88	Účet	1,05
04 – 11 / 2025	…	…		…
12 / 2025	199,53	199,88	Účet	4,20
	2 394,36	2 398,56		4,20