Service charges in a new block of flats in Poland 2026 – how much and what it depends on
Author: Tacjana MasiukiewiczCosts and taxes~16 min read
The service charge ("czynsz") in a new block is in practice several payments on one bill: an advance towards the costs of managing the common property, the repair fund, advances for water and heating, and a waste charge. There is no single statutory rate – the size of the advances is set by the owners' association (wspólnota mieszkaniowa; at the start, by a manager named by the developer), and the waste charge by the city. Below we explain what the monthly bill consists of, who sets it and how, and calculate a budget for a 2-room flat of 40 m² in Warsaw and in Wrocław.
Key facts
- Flat owners pay the advances towards management costs in advance, by the 10th day of each month (Art. 15(1) of the Act on the Ownership of Premises).
- The costs of the common areas are split by shares, and a share corresponds to the area of the unit – which is why advances are usually quoted in zł/m².
- Waste charge 2026: in Warsaw 85 zł per household in multi-unit buildings (from 1.04.2026), in Wrocław 55 zł per person (from 1.09.2026).
- Water and sewage 2026: 16,35 zł/m³ gross in Warsaw (from 11.07.2026) and 15,00 zł/m³ in Wrocław (from 6.07.2026).
- You pay property tax separately, once a year or in instalments – for a 40 m² flat it is about 65 zł a year.
The administrative charge – what does it include?
The word "czynsz" is colloquial. In a building with separated units you pay advances to the owners' association, and its bill collects several items of different character. Part is your share of maintaining the common property, part is utilities settled by consumption, and part is a public charge that the association merely passes on to the municipality.
The Act on the Ownership of Premises (Art. 14) lists what in particular makes up the costs of managing the common property: repairs and current maintenance, electricity, heat, gas and water in the common areas, fees for the communal aerial and the lift, insurance, taxes and other public-law charges (if owners do not pay them directly), keeping the property tidy and clean, and the remuneration of the board or manager.
| Component of the bill | What it covers | Who sets the amount | What it depends on |
|---|---|---|---|
| Advance towards management costs (running costs) | cleaning, electricity and heat in the common areas, the lift, maintenance, inspections, building insurance, the manager's remuneration | the association by resolution (Art. 22(3)(3)) | the share, that is the floor area of the unit with ancillary rooms |
| The repair fund | future repairs of the common areas (roof, façade, installations) | the association by resolution | usually floor area |
| Advance for water and sewage | cold water and sewage in the unit | the manager, based on the waterworks tariff | readings of the unit's water meters |
| Advance for heating and hot water | heat from the network or boiler room, water heating | the manager, settled with the heat supplier | heat meters or cost allocators; floor area only exceptionally |
| Waste charge | collection and processing of waste | the municipal council (the rate), the association files the declaration | Warsaw: the household, Wrocław: the number of people |
| Outside the association's bill | electricity in the unit, gas (if any), internet, property tax, flat insurance | your own contracts, the municipality | consumption, floor area, choice of offer |
Why are rates quoted in zł/m²?
Expenses on the common property that are not covered by its income (for example from renting out advertising space) are borne by the owners in proportion to their shares (Art. 12(2)). A share is the ratio of the usable area of your unit together with ancillary rooms, for example a storage room, to the total area of all units (Art. 3(3)). A larger flat therefore means a proportionally higher advance for management and the repair fund, while utilities and waste are calculated by consumption or number of people.
The repair fund – the rate and purpose
The Act does not use the concept of a "repair fund" – it speaks of expenses on repairs as part of management costs. Associations nevertheless separate this money by resolution and collect a separate advance so that in a dozen or so years they have something from which to replace the roof covering or renovate the façade. There is no statutory minimum or maximum rate. In a new building the fund is sometimes low at the start, because for the first years the developer removes defects under the statutory warranty (rękojmia) – but a rate that is too low later means one-off extra payments or a loan for the association.
Who sets the advances in the owners' association on a new estate?
The association is formed by all the owners of units in a given property (Art. 6). On a new estate one of the members is the developer: for units not yet sold it has the same rights and obligations as the other owners (Art. 4(1)), so it also pays the advances for them. Since at the start it holds the majority of shares, it in practice decides on the first manager and the first rates.
- A small association – up to three units (separated and not separated combined). The Civil Code provisions on co-ownership apply (Art. 19). In a typical block this is an exception.
- A large association – more than three units. The owners must elect a board made up of individuals (Art. 20(1)), unless management has been entrusted to a professional manager in a notarial agreement (Art. 18(1)).
Developers often write the method of management and the managing company into the very first agreement separating a unit. Such a method of management binds every subsequent buyer (Art. 18(2)) – when you buy a flat, you accept it in the package. Changing it requires a resolution of the owners recorded by a notary (Art. 18(2a)). The amount of the charges to cover management costs and the annual financial plan are decided by a resolution of the owners (Art. 22(3)(2)–(3)), and the board or manager must convene a meeting at least once a year, no later than in the first quarter (Art. 30(1)(3)). The settlement period is the calendar year (Art. 29(1a)).
From when do you pay and how does the charge change after management is handed over?
The moment from which charges are levied follows from the developer agreement and the manager's practice – most often it is handing over the unit by report or transferring ownership by notarial deed. Check it before the handover, because with several weeks between the handover and the deed the difference can be noticeable. What to do after getting the keys (meters, notifying the manager, IN-1) we describe in the article Stan deweloperski – what next?
The first rates are often based on estimates, because the building has no cost history yet. After the first full year the manager settles the advances against actual expenses, and the owners – once the developer has sold most of the units – can change the rates, the scope of services and even the managing company. In practice the charge may therefore, after a year or two, both rise (for example through an increase in the repair fund) and fall (giving up expensive services).
How much is the charge in a new block? What raises costs
Association resolutions on the size of advances are not published in any public register, and rates differ between buildings even within one district. We therefore do not give an "average charge" – a reliable figure for a specific flat will come from the draft financial plan or from the developer. Whether the bill will be low or high is decided above all by:
- Security, reception, monitoring – round-the-clock service is usually the largest single item in management costs.
- Lifts – energy, mandatory inspections and maintenance; the Act expressly names the lift among management costs.
- The underground car park – lighting, ventilation, gates, cleaning. Often settled by a separate advance from the owners of parking spaces (more in the article on the parking space and storage room (in Polish)).
- Greenery and grounds – a gated estate with a courtyard, a playground or roof planting needs constant care.
- Scale – in a large building fixed costs (the manager, inspections) are spread over more metres, in a small one over fewer.
According to TM Invest offer data, as of 27.09.2026, a lift is found in 87 of the 118 developments in the catalogue (63 of 73 in Warsaw and 24 of 45 in Wrocław), and parking spaces in 89 (52 in Warsaw, 37 in Wrocław). Electric car charging stations are in 15 developments, smart home solutions in 22. Each of these amenities is a convenience, but also an item in the association's financial plan.
| Amenity | Warsaw (73 developments) | Wrocław (45 developments) | Total (118) |
|---|---|---|---|
| Lift | 63 | 24 | 87 |
| Parking space (car park or lot) | 52 | 37 | 89 |
| Storage rooms | 47 | 24 | 71 |
| Smart home | 12 | 10 | 22 |
| Electric car charging station | 12 | 3 | 15 |
Choosing between several developments and want to compare not only the price but also future running costs? We will help you buy a flat from a developer – we will select offers in your budget and ask the developer about the planned advances. For the buyer we usually work with no commission – the fee is typically paid by the developer.
Waste collection and water – 2026 rates in Warsaw and Wrocław
In a building with separated units the owner's duties regarding waste are taken over by the association (Art. 2(3) of the Act on Maintaining Cleanliness and Order in Municipalities). It files the declaration and pays the municipality, and collects the appropriate share from you – which is why you see waste on the manager's bill. The two big cities calculate the charge differently:
- Warsaw – from 1 April 2026, 85 zł a month per household in multi-unit buildings (earlier, until 31 March 2026, a temporarily reduced rate of 60 zł applied). Without waste sorting the charge is twice as high.
- Wrocław – from 1 September 2026, 55 zł for each person living in the property, a raised rate for no sorting of 110 zł (resolution no. XXXV/827/26 of 9 July 2026).
| Number of people in the flat | Waste – Warsaw | Waste – Wrocław | Water and sewage – Warsaw | Water and sewage – Wrocław |
|---|---|---|---|---|
| 1 person | 85 zł | 55 zł | 62,95 zł | 57,75 zł |
| 2 people | 85 zł | 110 zł | 125,90 zł | 115,50 zł |
| 3 people | 85 zł | 165 zł | 188,85 zł | 173,25 zł |
| 4 people | 85 zł | 220 zł | 251,80 zł | 231,00 zł |
Conclusion: for a single person the waste charge is lower in Wrocław, but from two people – in Warsaw, because the rate there does not rise with the number of household members. Water comes out slightly cheaper in Wrocław for any number of people.
Heating – the advance and settlement
In a block supplied from a district heating network or a shared boiler room, the recipient of the heat is the association, which allocates its cost to the units (Art. 45a of the Energy Law). The basis is heat meters or heating cost allocators in the flats; floor area or volume is used only where meters are technically unfeasible or uneconomic. The charges are to cover only the cost of buying heat, so after the season you receive a settlement – with an extra payment or an overpayment. The amounts depend on the building, the supplier and your consumption, so we do not give them in the example.
Monthly running costs of a flat – an example for 2 rooms, 40 m²
We take a 2-room flat of 40 m² – close to the median floor area of 2-room flats in our offer (39,4 m² in Warsaw and 40,8 m² in Wrocław). 2 people live in it and sort their waste. The association's advances are an assumption of the example, not market data: 4,00 zł/m² for management costs and 1,00 zł/m² for the repair fund. Substitute the rates from your building's financial plan.
| Item (monthly) | Warsaw | Wrocław |
|---|---|---|
| Advance towards management costs: 40 m² × 4,00 zł (assumption) | 160,00 zł | 160,00 zł |
| The repair fund: 40 m² × 1,00 zł (assumption) | 40,00 zł | 40,00 zł |
| Municipal waste (2 people) | 85,00 zł | 110,00 zł |
| Water and sewage: 7,7 m³ | 125,90 zł | 115,50 zł |
| Property tax (about 65,40 zł a year ÷ 12) | 5,45 zł | 5,45 zł |
| Total excluding heating and electricity | 416,35 zł | 430,95 zł |
| Each 1 zł/m² more or less in advances | ± 40 zł | ± 40 zł |
Property tax does not go on the association's bill – you pay it yourself, on the basis of a decision from the city office. For an amount of up to 100 zł a year it is paid in one go by 15 March. Details, including the tax on a space in an underground car park, you will find in the article Property tax on a flat 2026. If the building stands on land held in perpetual usufruct, add the annual fee – we explain it in the text on perpetual usufruct and conversion into ownership (in Polish).
It is worth setting this monthly cost against the mortgage instalment and the rent before you decide whether to buy. We show the full calculation for both cities in the article Buy or rent a flat?, and the one-off costs of buying (notary, court, taxes) – in the guide to the costs of buying an apartment in Poland.
How to check the future charge before buying
- Ask the developer about the forecast advances in zł/m² and whether they cover security, cleaning, lifts and the upkeep of greenery.
- Establish who the manager will be and whether the method of management will be written into the notarial deed (it then binds you from the start).
- Check whether the car park has separate advances and how much they are.
- Ask about the heating system (district network, gas boiler room, heat pump) and the method of settlement – heat meters or allocators.
- If you are buying in an older stage of the estate, ask for the last annual settlement and the financial plan of the existing association – it is the best indicator of costs.
You will find current developments with a lift, a car park or smart home in the catalogue: new flats in Warsaw and new flats in Wrocław.
Frequently asked questions
How much is the service charge in a new block in Warsaw?
There is no single rate – each association sets the advances separately and they are not collected publicly anywhere. What is known are the city charges: waste 85 zł a month per household and water with sewage 16,35 zł/m³. In our example for 40 m² and two people, with assumed advances of 5 zł/m², the bill excluding heating is about 416 zł a month.
Is the repair fund mandatory?
The Act on the Ownership of Premises does not require a separate fund, but expenses on repairs are a management cost that every owner must co-finance. If the association sets an advance for the repair fund by resolution, it is mandatory for all owners, including the developer for unsold units.
By when must the charge to the association be paid?
Advances towards management costs are paid in advance, by the 10th day of each month (Art. 15(1) of the Act on the Ownership of Premises). Long-standing arrears risk a lawsuit, and in an extreme case the association may demand that the unit be sold at auction (Art. 16).
Does the charge include the waste fee?
Usually yes. In a building with separated units the association files the waste declaration and pays the municipality, and spreads the charge among owners in the bill – in Warsaw by household, in Wrocław by number of people. That is why the manager may ask you for the number of residents of the unit.
Can the association raise the charge?
Yes – the amount of charges for management costs is set by a resolution of the owners, most often with the annual financial plan. If you believe a resolution violates the law or your interests, you can challenge it in court within 6 weeks of its adoption at a meeting or of notification of a resolution adopted by individual collection of votes (Art. 25).
Is property tax included in the charge?
No. The owner pays tax on the flat directly to the municipality on the basis of a decision, after filing the IN-1 information. In Warsaw and Wrocław the 2026 rate is 1,25 zł/m² of usable area, so for 40 m² it comes to about 50 zł a year plus a small amount for the share in the land.
Summary
The charge in a new block is the sum of the association's advances (management and the repair fund, calculated by floor area), utilities settled by meters and a waste charge set by the city. The association's rates depend on the building's standard – security, lifts, an underground car park and greenery raise costs – and may change after the first annual settlement. The developer has a decisive influence on the first advances, so it is worth asking about the forecast costs before signing the agreement.
Want to buy a flat in Warsaw or Wrocław and know the real monthly cost of keeping it before you decide? Contact us – we will select developments in your budget and guide you through the purchase, and for the buyer we usually work with no commission (the fee is typically paid by the developer). We have been on the market since 2016.
Legal status as of September 2026 (local charge rates and tariffs as well). The calculations are indicative: the association's advances in the example are an assumption, and the actual charges depend on the resolutions of a specific association and on your consumption. The article does not constitute legal or tax advice.
Sources
- Act of 24 June 1994 on the Ownership of Premises – consolidated text Dz.U. 2026 item 232 (in Polish) (Art. 3, 4, 6, 12–16, 18–20, 22, 25, 29, 30)
- Act on Maintaining Cleanliness and Order in Municipalities – consolidated text Dz.U. 2025 item 733 (in Polish) (Art. 2(3)–(3a))
- Act – Energy Law – consolidated text Dz.U. 2026 item 43 as amended (in Polish) (Art. 45a)
- Warsaw City Hall – waste charge rates from 1 April 2026 (in Polish)
- Resolution no. XXXV/827/26 of the Wrocław City Council of 9 July 2026 (Dz. Urz. Woj. Doln. 2026 item 3398) (in Polish)
- MPWiK in Warsaw – the water and sewage tariff from 11 July 2026 (in Polish)
- MPWiK Wrocław – tariffs and price lists (prices from 6 July 2026) (in Polish)
- Announcement of the Minister of Finance on the upper limits of fixed-amount rates of local taxes and charges for 2026 (M.P. 2025 item 726) (in Polish)
- Amenities and floor areas of flats: TM Invest developments catalogue, as of 27.09.2026
