Eierseksjonssameier

Eierseksjonssameier is a form of housing organization used in Norway for multi-unit dwellings. In this system, each owner holds exclusive ownership of a defined unit, called a seksjon, while also owning a share of the common property through the sameie. The arrangement is regulated by the Eierseksjonsloven (Act on Ownership of Real Property) and related regulations, which govern how sections are created, registered and managed.

A sameie is a separate legal entity that encompasses all units in the property. Each seksjon is described in a seksjonsplan with borders, area and the owner’s seksjonsandel, which determines voting rights, liability for shared costs and responsibility for any fellesgjeld (common debt). The common property typically includes stairwells, roof, gardens and other facilities used by all residents.

Owners pay felleskostnader to cover maintenance of common areas, insurance for the building, and utilities for shared services. If the property has a loan tied to the common debt, each owner’s share is allocated according to their seksjonsandel. The governance of a eierseksjonssameie is managed by a styre (board) elected at the annual general meeting, often with support from a professional forretningsfører (managing agent). Vedtekter (by-laws) specify rules for use of common areas, changes to units, sale and transfer procedures, and meeting and budget processes. Decisions typically require a majority vote, with some matters needing a qualified majority.

Ownership transfers involve registration in the land and mortgage register and updates to the sameie’s records. Eierseksjonssameier are a common model for apartment buildings in Norway, balancing individual property rights with shared responsibility for communal facilities.