Housing in Macedonia

The 2021 census recorded 839,174 dwellings in North Macedonia: 531,987 were occupied and 307,187 were vacant. These are national figures, so availability and housing conditions can differ substantially between municipalities. Private renting is the main access method for many households. The rent is generally negotiated between the landlord and tenant. A written contract is strongly recommended. It should identify the dwelling and its location, area, equipment, parties and their identity or tax numbers, additional users, rental type, rent, payment deadlines, individual and shared additional costs, permitted use, inspection arrangements, contract duration, termination rules and handover conditions. The landlord is responsible for proper handover and maintenance and may have duties connected with the building's reserve fund, defects and third-party rights. A rental contract should be submitted to the Public Revenue Authority and recorded in the municipal rental register within 30 days. Tenants generally have to care for the dwelling, prevent damage and disruptive use, obtain consent for structural changes, and avoid subletting or adding users without permission. Unlisted users staying for more than 30 days or non-use of the dwelling for more than three months can create a termination risk. For a breach, a written warning normally gives at least 15 days to correct the problem. If the contract sets no different payment period, rent arrears can become grounds for action 30 days after the payment request is received. Unless the contract provides otherwise, a tenant can terminate an open-ended agreement with 90 days' notice, and a landlord normally needs at least 90 days' notice for an open-ended agreement. Fixed-term agreements usually cannot end early without a legally or contractually recognized basis. The tenant returns the dwelling in its starting condition, excluding normal wear. Social and nonprofit housing may be provided by the state, a municipality, the City of Skopje or a nonprofit organization. Access is linked to public calls and the available dwelling, rather than to a general automatic entitlement. Calls commonly prioritize households with low income, young couples, single parents, people over 60 without property, people with disabilities, socially vulnerable Roma households, people affected by natural disasters and orphans or people without parental care. A typical application requires proof of residence in the target municipality, no property owned by the applicant or household, and no other state housing status. Documents can include income evidence, an Agency for Real Estate Cadastre property certificate, citizenship and identity documents, civil-status records, and evidence of disability or household circumstances. Applications may go through the Ministry of Transport and Communications or an intermunicipal Centre for Social Work. Selection commonly uses points and a ranking list, and the number of dwellings is limited. For a purchase, inheritance or gift, check the Agency for Real Estate Cadastre, commonly referred to as AREC, and obtain the imoten list. The imoten list is the public record showing registered ownership. Match the property and parcel identity, registered rights and encumbrances, construction and use status, and registration details. An unregistered or illegal building carries additional risk. A municipal confirmation used for residence registration does not by itself legalize the building or prove ownership. Foreign nationals must assess residence rights and property-acquisition rules separately; residence permission does not automatically establish the right to acquire every type of property. Address registration is handled separately from obtaining a dwelling. The Ministry of Internal Affairs, or MVR, handles the permanent residence record called живеалиште. The application can require proof such as ownership, a written notarized rental contract, a notarized loan-for-use contract, a life-support agreement, a municipal confirmation concerning illegal residential construction, or a property-tax decision with proof of payment. A permanent residence record must not be confused with престојувалиште, which concerns temporary residence. Foreigners staying in paid accommodation must be reported within 12 hours; other hosts generally have 48 hours, and a private host may also need to attend the responsible police station within 48 hours for a certified confirmation. Online reporting may be available. Apartment owners decide whether common areas are managed by a licensed управител, meaning a building manager, or by a заедница на сопственици, meaning an owners' community. Their arrangements cover common areas, house rules, routine and investment maintenance, insurance and the reserve fund. The Regulatory Commission for Housing licenses building managers. Owners normally pay monthly management and reserve-fund contributions, while tenants follow the individual and building-use duties assigned by the rental contract. Electricity is supplied through EVN Home and the EVN system. A user change may be needed after a purchase, rental, sale or inheritance, and EVN states a statutory 60-day period for the relevant registration or change. Electricity bills can include consumption, network or access charges, a public-lighting charge, VAT and possible interest. Water, wastewater, heating and waste collection depend on the municipality, building and meter or service arrangement, so the responsible provider and billing basis should be checked for the particular dwelling. Moving out can require several separate actions: terminate or complete the rental contract, return the dwelling, transfer or close utility accounts, update the address and inform the relevant municipality or service provider. Subletting ends when the main rental ends. If possession is disputed or a dwelling remains occupied without a lawful basis, eviction normally requires court proceedings; the court may treat the case as urgent.