This document contains Regulations No. 12/2004 issued by the Addis Ababa City Government regarding condominiums. It defines key terms related to condominiums such as common elements, common expenses, unit owners association, declaration, description, unit, limited common elements, declarant, person, government, proclamation, and association. The regulations specify the registration process for condominiums. A written application must be submitted to the registrar by an owner of the building, a person authorized to request registration, or an executive committee of a condominium cooperative or owners association. The regulations establish rules regarding the rights and responsibilities of unit owners, the unit owners association, and declarants. Unit

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ADDISNEGARIGAZETA
OF THE CITY GOVERNMENT OF ADDIS ABABA
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CONTENTS
Regulations No. 1212004
•'The Addis Ababa City Government Condominium
Regulations ............................................... Page 268
REGULATIONS No. 1212004
THE ADDIS ABABA CITY GOVERNMENT
CONDOMINIUM REGULATIONS
WHERE AS. The House of Peoples Representatives of
the Federal Democratic Republic of Ethiopia has issued
Condominium Proclamation No. 37012003 having taken
cognizance of the need for implementing other urban land use
alternatives side by side with dividing urban land by plots for
individuals with a view to minimize the gap between house
supply and house demand in urban areas:
WHERE AS. The City Government is authorized under
Article 42 of the Proclamation to issue regulations for the
implementation of the Proclamation;
NOW. THEREFORE, inaccordance with Article 14121
(b) of the Revised Charter of the Addis Ababa City
Government Proclamation No. 36112003 and Article 42 of the
Condominium Proclamation No, 37012003 the Provisional
Government of the City issued these regulations.
I. Short Title
These regulations may be cited as " The Addis Ababa
City Government Condominium Regulations No. 12f
2004."
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Addis Neg:!rl Gazet:! P.O.Box 2445

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Addi$ Negari (j:ltela - N.... 28 5'" r"C:bruary. 2001-r-
dge 269
2. Definitions
In thcse regulations:
I) "Condominium" means. a high rising building or
building of a row of houses including Ihe land
possession of the building and consisting of five or
more units intended for private ownership and
common elements intended for joint ownership.
2) "Common elements" means is any part of the
buit<;ling outside of the privately owned parts:
3) "Common Expense" means any expense made to
carry out the purpose and duty of the owners
association as well as any expense mentioned as a
common expense in the declaration;
4) "Common Profit" means an amount available by
reducing common expenses fmm income collected
by the owncrs association; .
5) "Unit Owners Association" mcanSan association of
unit owners eSlablished in accordance wilh the
proclamalion.
6) "Deelaralion" means a document defining the
rights and duties of home Owners association and
unil owners and it includes any amendment to Ihe
documenl;
7) " Description" means a document containing the
name and address of the common condominium, the
boundary of the units and the common elements as
well as lhe units in the corrunon elements and it
includes any arnendmentto the document:
8) " Unit" means pan of a condominium containing a
single or more rooms and allocated for a specific
purpose in the declaration:
9) " Aulhority" means lhe Addis Ababa City Govern-
ment Land Administration Authority;
to) " Limited Common Element" means parts of the
common element of the condominium allocated for
the exclusive lIse of a single unit or more units;
11) "DeclaranC' means any person who registers a
buildi ng in accordance with Anicle 4 of the
Proclamation;
12) "Person" means any physical or juridical person;
13) " Government" means the Addis Ababa City Gover-
nment;
14) "Proclamation" means Condominium Pro-
clamation No. 37012003:
15) " Association" means Unit Owners AssociatiOn
established in accordaoce with the Proclamalion.
16. "Registerar" means an office assigned 10 register a
condominium in accordance with the proclamation.
3. Regis/Ttllion ofCondominium
1) Person intending 10 registera building in accordance
with the Proclamation shall submil a wrilten ap-
plication of registration 10 the registrar.
2) One of the following shall be capable 10 have the
condominium registered:
(a) an owner or owners of a building or a person
specially authorized to request registration; or
(b) an executive committcc of a condominium
cooperative formed in :lccordance with the
Proclamation or an executi ve conunittee of
owners association of a fully constructed buil-
ding may request registralion.

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Addis N~g:r.ri Uncia - No. 28 5" Fcbfu~ry, 2OO4-P:lg~ 27
3) The Land Administration Authority shall registe
and issue a certificate of registration of a building in
accordance with Article 4 and 5 of Ihe Proclamation
4. With out prejudice to the provisions of th
proclamation, the declarant under these regulation
shall submit:
(a) land possession certificate for the land occupie
by the building;
(b) construction license issued for the building;
(c) certificate of personality for condominium co
operatives:
(d) declaration. description, any law and rules of
proposed building. which is either approved by
unit owners or prepared by the declarant and
shall come in to force up on the registration o
the building;
(e) a document evidencing the entitlement powe
or authorization of the decl3J'ant to reques
registration under the Proclamation and thes
regulations;
(f) a minute showing both the authorization by th
unit owners for the registrationofthe building i
accordance with the Proclamation and thes
regulations. and the approval of the declaration
description, by laws and rules by the un
owners.
The Content ofDeclaration and Description
I) A decl3J'ation submitted under Sub-Article 4 o
Article 3 of these regulations shall show or cont:li
the following details;
(a) the l:lnd possession of the building and descrip
tion of the certificate for locality;
(b) the form of land occup:ltion (lease or use right
(c) the period of the lease contract. if any;
(d) the number of floors and basement of a risin
building;
(e) the designations ofa building (code or numbe
and the land possession of the building;
(f) list of the common elements;
(g) description of entrances and ellit places;
(h) lisl of limited common elements;
(i) the list of un it.s, the standard and space coverag
of units, the designation numberofeach unit an
the name of the owner of each unit;
(j) the specified purpose of the building and th
different units;
(k) the list ofthe parts of building that constitutes
unit inaccordance with thestructural plan ofth
buildi ng:
(I) the percentage of undivided interest of each un
on common elements;
(m) the working address of unit owners associatio
to be fonned in accordance with th
prOClamation;
(n) list of common ellpenses;
(0) limitations and conditions of the use :m
occupation of units and common elements;
(p) limitations and conditions on the tr:lnsfer
units and common elements by gift, rent or sa
>od
(q) with out prejudice to Article 13 of t
Proclamat.ion. the list of the duties of the un
owners association.

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Addis Ncglri Gazeta- No 28 5 ~ February, 2004-l'agc 271
2) A description submitted in accordance with Anicle 3
and 4 of these regulations shall show or contain Ihe
following details;
(a) a site plan sho.....ing the land possession and the
floor coverage of the building:
(b) ;) dra,:",ing, the structure of each unit and
p'osition of a unit vis a vis other units and a
description of the boundary of each unit in the
building; and
(c) the Structural plan and architectural plan of the
building.
3) The Authority may prepare a fonnat of declaration
and description and cause 1
0 implement same;
4) The Authority may specify other details of the
declaration and the description Ihan those specified
in these regulations through issuing a directive.
5. Certificate or Registration
I) The authority shall certify the fulfillment of the
requirements in the Proclamation and these
regulations where a petition for registration of a
building is submitted to il.
2) The authority shall, where the requirements for
registration are not met. give a written notice 10 Ihe
declarant specifying the unfulfilled requirements
within fifteen working days.
3) The authority shall, where the requirements for
registrat ion are met, give certificate of registration
for the declamt within three working days.
4) The authority shall maintain a permanent record for
registration of condominiums which are given cer-
tificate of registration
5) The certificate of registration given to the declarant
under these regulations shall specify the following
particulars:
(a) the name and designation number of the buil·
ding;
(b) declaration and description as well as the
fulfillment of the requirements in the
Proclamation and in these regulations;
(c) the fulfillmcnt of the requirements in the
Proclamation and these regulations by the laws
and rules submitted under these regulations;
(d) signature and nameofa responsible person who
confirmed the legality of the certifiC,:lIe;
(e) the seal of the issuing authority of the cer-
tificate; and
(t) other details required by a directive issued by
the authority.
6. Certificare of ownership
1) Certificate of ownership shall be issued to a unit
owner when a certificate of registration is issued
under Article 5 of these regulations;
2) The Authority shall prepare and issue certifieate of
ownership:

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Addi~ Negari Gazcta - No, 28 5" February. 2004-Page 272
3) Certificate of ownership under Sub-Article I of this
Article shall contain the following particulars:
(a) the name of the unit owner;
(b) the location of the unit in the building. the
number of the basement or floor;
(c) the number of the rooms of the unit. the area
coverage of the ncor and a percentage of
undivided, interest in the common element:
(d) the limited common element allocated for the
e)(clusive use of the unit;
(e) other particulars required by a directive issued
by the Authority.
4, In relation to unit ownership of condominium there
shall be the following restrictions ofutilization on the
units.
(a) the right of a unit owner to use a unit and the
common elements may nOI cause hann to the
right of other unit owners under the
proclamation, these regulations.declarationand
description and by laws and internal rules;
(b) any person may not perform any act or
authorize other person to perform any act in a
unit or a common element that cause harm to a
person and damage to a unit or a common
element;
Cc) with out prejduice to the provisions of the
Proclamation and these regulations, unit owner
may set fourth additionallimilations on the use
of a unit or common elements through by laws
and rules;
(d) unit owners association, direclors, workers of
the association, declarant of unit owners as well
as any person who has an imerest in a unit or
who has got .1n interesl related to a unit shall a
bide by provisions in the PrOClam.1lion, these
regulations, by laws and rules governing the use
of.1 unit and a common element.
(e) .1 unit owner and an occupant of a unit shall be
responsible for the observance of the
Proclamation, these regul.1tions. by . law and
rules by its guests. agents and workers.
(f) a limited common element allocated to some
specific units shall be used exclusively by same.
5. A unit owner. the association, lessee of a unit or any
occupant of a unil or a common element shall allow a
right of way in the following conditions:
(a) to install. repair or control water supply, electric
power, telecommunication and other services
required by adirective to common elements and
a unit;
(b) to repair and maintain any part ofthe building, a
unit or a common element;

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A<.kIis N(gari Gncu. - No 28 So. f-ebruary. 200J-I'age 273
(c) 1
0 assess tax and duty or other required payments;
(d) to pass administration decision relatcd to urban plan
implementation and control. as well as municipal
services;
(e) to cnsure and control that the unit owners as·
sociation carry out its duty of maintaining a unit
properly.
The First Botlrri of Directors
I) The declarant shaH designate a board of directors
composed of thrcc members within 60 (sixty) days of
the registration of the building under Sub-Article I
of Article 4 of the Proclamation.
2) The declarant may remove and replace the board of
direetors and the members of the board of direetors
designated under this Article.
3) The decision passed by the board of directors under
this Anicle shall have validity without a need for
approval by director designated under Article 8 of
these regulations.
4) The board of directors shall call a meeting of unit
owners within a month of a, transfer of ownership of
onc fifth of the units or three months of a transfer of
ownership of any unit.
5) Unit owners other than a declarant shall appoint two
additional directors for the first board in the meeting
cal led under Sub-Article 4 of this Anicle.
6) Any unit owner may call a meeting of unit owners
where a meeting of unit owners is not called under
Sub-Article 4 of this Anic1e.
8. Botud ofDirectors Designated by Unit Owners
I) Unit owners shall designate board of directors when
the transfer of a majority of the unilS is made.
2) The first board of directors designated under Article
7 of these regulations. if any. shall eall unit owners
meeting within 90 days of its notification by the
declarant of the transfer ofownership of the majority
of the units.
3) The meeting called under Sub-Article 2 of this
Ankle shall elect from among unit owners a number
ofdirectors as fixed in by laws for board ofdirectors.
4) Any unit owner may call a meeting of unit owners
where a meeting of unit owners is not called under
Sub-An icle 2 of this Article.
5) The replacing board of directors and the first board
of directors shall transfer within 30 days of (he
election of members of the board of direetors under
Sub·Article 3 of this Article.
6) The first board of directors shall hand over to the
replacing board of directors seals. minutes. the
declaration. the description, the by laws, the rules,
documents evidencing agreements and conlI'3Cls
entered by the association as well as invoices and
records inaccordanee with sub anicle 5 ofthis anicle.
7) The Authority may issue a directive specifying other
transferable matters and the date of transfer from the
first Board of directors to the replacing ones.

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00;(-
)· .,(IP·I: uo~t.'f !DC -i.I.'? hMH "
I ) The board ofdirectors shall call a general meetin
unit owners within three months of the registratio
the building.
2) The annual general meeting of unit owners shall
place at the last month of each budgetary year.
X' M""O~ w~p.';)··.. UUtl"'HI-'}' 10. Records and /Jocuments ofthe AssOci.1tiolJ
fl1.-1" tjtn,.y..'f "7')OC f"'l.h'Nt'-}1- ~'~f.":f·''i oU""HI'} The unit owners association shall main!Uin the follow
gunl f,tO-l·'-
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documents and records;
'1) a balance sheet;
2) minutes of the general meeting and the boar
directors;
3) declaration, description. by law and rules;
4) contracts and agreements entered by the associa
"d
5) other records and documents required by a direc
issued to implement these regulations;
11. ByLaws
Without prejudice to the provisions of these regulat
the declaration and description, the general meetin
unit owners may define. mOdify or repeal the follow
matters in the by laws;
1) election. number, qualification, tenn and remov
directors;
2) withoUl prejudice to Article 18 of Ihe Proclama
the duties of the board of directors;
3) assessment and collection of contributions to c
mon expenses;
4) the responsibility and coverage o( expenses
damage caused to a unit by a fault of a lessee or
occupant of a unit;
5) administration and use of the property of
association;
6) administration of the building;
7) without prejudice to Article 40 of the Proclama
other matters required to be dealt in the by
through a directive issued by the Authority;
12_ Rules
Without prejudice to the provisions of these regulat
the declaration, the general description and the by l
the general meeting of unit owncrs may define, mOdi
repeal the following matter in the rules:
I) to maintain the welfare, security and safety o
unit owners, the building and the assets unit ow
association;
2) to prevent undue intelference in the use of com
element, a unit and the assets of unit ow
association;
3) to ensure Ihe observance of the duties sel forth i
Proclamation, these regulations. the declaration
description and unit owner and the letters ag
workers, lessee and any occupant of the unit.

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Addis Negari Gaz~ta _ No. 28 5" February, 2004---Page Tl5
13. A!ldirors
I) The appointment of auditors shall be as stipulated in
the following provisions:
(a) unit owners shall, in their first meeting, deSig-
nate one or more auditors that serve till the next
general meeting;
(b) unit, owners shall designate in each annual
general meeting onc or more auditors to serve
till the next general meeting. The auditor in
charge shall continue to serve where the unit
owners fail IQ designate an auditor;
(c) any unil owners may request Ihe coun to
designate an auditor where auditor is not desig'
nated.
2) the auditor shall be accountable to the general
meeting of unit owners.
3) the following shall not be dcsignared as an
auditor for unit owners association;
(a) Directors. workers. and agents of Ihe as-
sociation;
(b) Any person who acquires a right or who has an
interest by the contracts entered in to by the
association;
(c) Any person who entered in to contract of
management of the condominium, and
(d) Employers and workers of persons mentioned
under (A) to (C) of this Sub-Article may not be
auditors of unit owners associations.
4) The removal of auditors from office shall be as
follows:
(a) the general meeting of unit owners specially
called for this purpose may by a two-thirds
majority vote remove an auditor from office;
(b) the auditor proposed to be removed from office
shall be given a notice containing the auditor'S
name and the reason for removal before one
month of the meeting under Sub-Article 4 (a) of
this Article;
(c) the auditor named in the notice under Sub
Article 4 (b) ofth is Article may fonhwith give a
written statement to the association concerning
the reason of removal:
(d) the auditor may defend his position in the
general meeting. The written statement of (he
auditor shall be anne.-.:ed to a summon of the
meeting sent to each unit owner.
5) An auditor as a representative of unit owners shall
investigate the financial condition of the association
and submit a report to the annual general meeting.
14. Sale by a Declarant
I) The decl3rant shall give a disclosure to any person
who buys a unit from the declarant cither before or
after the registration of the declaration and the
descriplion.
2) The disclosure shall have the following format:
(a) ThedisclosureshaU have tableof contents in the
First page.
(b) The disclosure following the first page, shall
state matters maintained in Sub·Article 3 ofthis
Article and attach the documents maintained.

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AdW$ Negari Gne!3 - No. 28 5" r-ebruary. 200+-Page 216
3. The disclosure shall contain the following par-
ticulars:
(a) the name of the declarant. the address of the
declrant and the building;
(b) the kind and number ofcondominium, the kind.
number. and conditions of use of units,
recreations and other amneties;
(c) the conven ion of the building to condominium
renderi ng other kind of service if any;
(d) . the declarant's plan to sale many units or a
block of units to one person, if any;
(e) the number of units the declarant plans to lease.
if any
(t) the starting and finalizing period for construc-
tion of uncompleted amneties. if any;
(g) contract entered in to by unit owners as-
sociation;
(h) the plan of the association to merge with other
association of unit owners. if any:
(i) payment owed by the association: and
(j) the declaration, the description: the by law, the
rules, the statement of budget and other
documents :!Od matters required by a directive
issued to implement these regulations.
15. Imp/emeMation ofLien Right
I ) Any association that has a right of lien for the
unfulfilled contributions of a unit owner in accor-
dance with An icle 25 of the Proclamation shall
submit a written application 10 the appropriate head
of the authority.
2) The association must give a notification of ten days
to the defau lting unit owner before submitting
application for lien certificate.
3) The application lien certificate shall be submitted to
the Authority.
4) The Authority in accordance with Sub-Article 4(1)
of this article. within fifteen days shall give decision
on register or not to register the lien applied for and if
the decision is not to register the lien notify inwriting
its decision to the applicant particularly stating the
reason not to register
5) The Authority shall forthwith give a certificate of
lien to the applicant association where same decides
onregistering of the lien.
6) The certificate of lien shall state the following
matters:
(a) the sum of money for which the association
acquired a lien right against the un it owner;
(b) the sum of contribution owed by a unit owner;
(c) the different expenses incurred by the as-
sociation to secure the payment of tho': con-
tribution from a unit owner;
(d) the amount of interest on the unpaid con-
tribution by a unit owner.
16. RegistratioJ/ of Amalgamation
I ) The Authority must be given a notification where
unit owners associations are amalgamated_
2) The Authority shall register in the regisuy of
condominium, the amalgamated condominium and
the newly created unit owners association and give
certificate of registration in accordance with Article
5 of the Proclamation where it certifies the
provisions of Articles 29 to 31 of the Proclamation
are met.

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17. C.1nccllfJliOIl from Condominium Registry
I) The notification provided for under Articles 3
of the Proclamation shall be signed by aut
board members and submited to Ihe Authori
2) The followi ng documents shall be attached
notific:lIion:
(a) the original document of Ihe certifi
registration of the building;
(b) expert opinion of the extent of damage
to the building as provided under Anicl
the Proclamation;
(c) expropriation order ordecision under Ar
of the Proclamalion;
(d) the minUles showing the vote of unil
under Articles 32, 33 or 34 of the Procla
3. The Authority shall give decision withi n fiftc
of the submission of the notification unde
anicles I and 2 of this Anicle.
4. The Authori ty shall cancel the condominium
condominium registry and give a cenifi
termination to the owner·or its agent withi
working days where it ensures Articles 32 t
part eighl of Ihe Proclamation de.:lIi ng w
mination of a condominum are met.
5. The authority may authorize others to exam
examine by its workers and repon the accou n
association before issuance of the certificate;
18. The Effect ofCancellation
The cancellation of the building from building
under Article 17 of these regulations shall ha
following effects:
I) the condominium shall cease to be governed
Proclamation and thcse regulalions.
2) the unit owner shall be oo-owners of lhe bui
proponion 10 Iheir undivided percentage inte
3) the su m of money or compensation obt3ine
s31e of a condominium under Anicle 34
propriation of a condominium under Article
be,distributed to unit owners in proportion
undivided percentage interest in the c
elements;
4) the sum of money obtained or compensati
under Articles 34 or 35 of thc Proclamation
distributed only 10 those unil owners who
exclusive use of the common elements wh
s31c or the expropriation is related 10 such
common elements.
19. POlVer to lssue Directivc~'
The Mayor of the City or the Authority may
directive to implement these regulations.
20. Effective D:I/c
These regul3tions shall come into force as ofthe 5
February 2004.
Done at Addis Ababa,
'l11is 5"' day of February 2004.
Provisional Government of Addis Ab3ba City