Management Companies

01 What is a Management Company?

A so called "management company" is a company registered in the CRO usually as a Company limited by Guarantee (CLG) or a Designated Activity Company (DAC),  with an object clause to manage a multi-unit development. The "management company" owns the common areas of the development such as: car parks, green space, stairwells, lifts and communal hallways and maintains them for the benefit of all property owners and typically provides for insurance cover.

On acquiring a unit within the development, in addition to the apartment or house such person also shares ownership of the common areas. Stemming from this, it is usually a condition of the purchaser's contract that they sign a co-ownership agreement which obliged them to become a member of the management company.    These co-ownership agreements are essentially rooted in the laws of contract and private property,  rather than in any particular Act of the Oireachtas.  Following on from this, it should be clear that the requirement to become a member of a management company is not a requirement under company law. 

There is no special body of company law which applies only to so called "management companies" or is applied differently so far as management companies are concerned.  The "FAQ" (Frequently Asked Questions) section of this website answers most general company law type questions in relation to all companies.  Most of the issues arising in the so called "management companies" are not company law issues and the ODCE cannot assist.   The attached document lists the breaches of company law where ODCE can assist with.

02 Are management companies a product of company law?

No. It is important to stress that management companies have no special meaning and are in no way a requirement of company law. There is nothing in the Companies Act which states that a management company must be brought into existence in connection with any multi-unit development, and some multi-unit developments exist which do not have a management company associated with them. Furthermore, it is important to point out and emphasise that there is no special body of company law that applies solely to management companies.

03 Where can I find the legal source from which management companies operate?

Court Rulings

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The Director of Corporate Enforcement v. a Restricted Director

06 December 2005


Venue: 
Swords District Court.

Judge: 
District Judge Brady

Alleged Offence: 
The defendant was charged with contravention of Section 161 (1) of the Companies Act, 1990 in acting as a director of Jetnova Limited, Company No. 301104 while subject to a restriction order made by the High Court pursuant to Section 150 of the same Act and failing to abide by the conditions prescribed in the Act for continuing to act as a company director. 

Outcome: 
On a plea of guilty the defendant was convicted, fined €1,500 and ordered to pay prosecution costs of €250. The court also imposed a 6-month term of imprisonment suspended for 24 months. 

Having been convicted of an offence under Section 161(1) of the Companies Act 1990, the Defendant was deemed, pursuant to Section 161(2) of the same Act, to be the subject of a disqualification order. The effect of this provision is that the Defendant was disqualified from being appointed or acting as auditor, director or other officer, receiver, liquidator or examiner or being in any way, whether directly or indirectly, concerned or taking part in the promotion, formation or management of any company or society registered under the Industrial and Provident Societies Acts 1893 to 1978 for a period of 5 years commencing 6th December, 2005. 

A Notice of Appeal was filed and a hearing date in the Circuit Court was fixed for 6th July, 2006. 

Thursday 6th July, 2006 

Appeal to Circuit Court 

Venue: 
Dublin Circuit Court 

Judge: 
Judge Flanagan 

Outcome: 
The District Court conviction and order in relation to the fine and costs were affirmed. Judge Flanagan overturned the suspended custodial sentence imposed in the District Court on 6th December 2005 based on mitigating factors presented by the Defendant. Costs of €250 were awarded to the prosecution in relation to the appeal to the Circuit Court. 

The Court noted that the Defendant was deemed, pursuant to Section 161(2) of the same Act, to be the subject of a disqualification order for a period of 5 years from the 6th December, 2005.

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