AZE.US
Buying an apartment in a newly built residential complex in Azerbaijan does not always mean receiving exactly what was promised at the sales stage.
Some buyers later face problems related to construction quality, documentation, changes to the original project, a lack of parking spaces and unclear building management rules.
Economist Vugar Oruj told Demokrat.az that one of the main concerns is the quality of construction materials. According to him, some construction companies and investors try to reduce costs by using cheaper materials, while monitoring of their quality is not always sufficient.
He said the problem may involve cement and other building materials, as well as roofing, elevators and technical equipment. Oruj noted that Azerbaijan has so far avoided major tragedies linked to such issues, but warned that in the event of a natural disaster, weak construction standards could create serious risks for both residents and the state budget.
Another common complaint concerns the actual size of apartments. A buyer may purchase a home advertised as 100 square meters, but later discover that the official ownership document lists the apartment as only 80-85 square meters. This often leads to serious dissatisfaction among residents.
Project changes are also a major issue. For example, a buyer may purchase an apartment in a building presented as a 15-story project, only to see additional floors added later and the building expanded to 20 stories. In other cases, buyers are promised a park or open area near the building, but another residential block is eventually built there.
Such changes increase density, reduce views from apartments and put more pressure on roads, courtyards and shared spaces.
Parking is one of the most painful issues for residents of new buildings. In many cases, the number of parking spaces does not match the number of apartments. Sometimes parking spots are sold or rented to outsiders, forcing residents to leave their cars far from their homes.
Oruj also pointed to weak sound insulation. He said the problem is not usually with load-bearing walls, but with internal partitions between rooms or apartments. In some buildings, residents can hear ordinary household sounds from neighboring apartments, which affects quality of life.
Delays in completing construction are another frequent complaint. In addition, building management often remains under the control of the same construction company after residents move in. Sometimes a new limited liability company is created to manage the building, but this can reduce transparency and raise questions about expenses.
Oruj said Azerbaijan needs more professional companies focused specifically on residential building management. He said such companies should sign contracts with residents and provide annual reports to ensure transparency.
Documentation remains one of the biggest sources of frustration. Some buildings are not accepted by relevant state agencies because they do not meet regulatory requirements. As a result, residents may be unable to obtain ownership documents for years.
The expert also highlighted complaints about “komendant” fees and other service charges. He said residents often do not understand how these payments are calculated.
According to Oruj, the monthly cost of maintaining a building should first be calculated clearly. This should include security, cleaning, landscaping, maintenance of green areas, waste removal, elevator service and other expenses. The annual cost should then be divided based on the total area of the building, with each apartment paying according to its size.
He said this would make service fees more transparent and easier for residents to understand.
AZE.US