Who owns the pool, the gym and the lobby?
A brochure lists the pool, gym, lobby, courtyard and playground as if they came with the flat. In law they can have two very different owners. The Law of Georgia on Homeowners' Associations defines the members' common property by what it is not: the plot, the building, and the networks, equipment, structures and landscaping or improvement objects serving it that are not in anyone's individual ownership (Art. 3(f), 5(1)). Lobbies are named expressly (Art. 5(4)).
Pools, gyms and playgrounds are not named at all. Our reading, which a lawyer should confirm for a given building, is that the test is negative: an amenity nobody has registered as their own belongs to all the flat owners together.
When is an amenity someone's private unit?
The same law treats a non-residential space, including a commercial one, as an individual-ownership unit just like a flat (Art. 3(a)-(b)). Acquiring one needs a written transaction and registration in the Public Registry (Civil Code, Art. 208). A gym or spa floor registered this way belongs to whoever is named on its extract: the developer, an operator or a later buyer. That owner is a member of the association with its own share and votes (Arts. 3(a), 5(3)), and on our reading, which a lawyer should confirm, may charge residents for entry like any business.
A Korter listing for Marina Club in Batumi, last updated around December 2025, said Block B "will feature an indoor pool available to residents with a 50% discount". A discount implies a price, so on our reading that pool was to be run as a paying facility.
How can you tell from the registry who owns an amenity?
Each property registered in the Public Registry gets its own unique cadastral code (Minister of Justice Order No 487, Art. 9(1)) and its own extract. That gives a practical test, which is our synthesis:
- Ask the seller in writing whether the pool, gym, spa, lobby and car park each have a cadastral code of their own.
- For each that does, order its registry extract and read the owner, any mortgage and any right of use. The cadastral code guide shows how to search.
- An amenity with no code of its own should be common property.
- Check that the sale contract describes it the same way.
We have not seen an extract that lists a flat's share in common property, so do not expect yours to mention the pool. Parking bays with their own codes are covered on our page on parking in Tbilisi.
Who pays for a shared pool or courtyard?
Each owner's share in common property equals the area of their unit divided by the total area of all units (Art. 5(3)). Unless the charter says otherwise, that share also fixes their part of the cost of maintaining, running and developing it (Art. 5(6)), wherever the flat is (Art. 7(3)). So a first-floor owner pays towards the rooftop pool by area, and staying out of the water changes nothing: see our page on the building maintenance fee.
Amenities added later are different. Owners who did not vote for a measure that is not directly tied to upkeep or operation do not bear its cost, and have no claim to its benefits, unless the charter or the meeting decides otherwise (Art. 7(4)). Movable property the association buys can form part of the common property (Art. 5(5)); on our reading, which a lawyer should confirm, machines bought by the developer or a manager stay theirs unless handed over, so ask who owns the gym equipment.
Can the owners let, sell or rebuild a shared amenity?
Only with wide agreement. The table shows the rules that matter for amenities; the full set of majorities is in our guide to the homeowners' association.
| Decision | What it needs | Rule |
|---|---|---|
| Letting a common pool or gym to an outside operator | The charter's rules | Art. 6(4) |
| Registering a right of use over common real property, or selling it | Unanimity | Order 487, Art. 17(4) |
| A significant change, such as turning the courtyard into a pool (our example) | Unanimity | Art. 10(1) |
| Other decisions where there is no charter | Quorum of two thirds; more than half of those present; one vote per unit | Art. 28 |
Where there is no charter, a developer that still owns many units votes once for each (Art. 28(4)). Members with a conflict of interest may not vote (Art. 28(6)), but whether that bars a developer voting on its own management or amenity contract is unclear; a lawyer should confirm.
What do complexes actually advertise?
We read the pages of 14 complexes, 6 in Tbilisi and 8 in Batumi, on 3 November 2026. They are examples in alphabetical order, not a ranking, and each line is the seller's claim, not checked on site.
| Complex | City | Amenities listed | Page date |
|---|---|---|---|
| Alliance Centropolis | Batumi | Indoor pool, spa, fitness, private beach, video surveillance | 10 September 2026 |
| Batumi View | Batumi | Pool, fitness, spa, 24-hour security, tennis court | 2 November 2026 |
| Krtsanisi Resort Residence | Tbilisi | Pool and fitness centre in a commercial building; tennis, padel | About 12 October 2026 |
| M2 at Mtatsminda | Tbilisi | Gym to come, 24-hour security, complex manager | 12 July 2024 |
| Maqro City Tbilisi | Tbilisi | Four pools, 1,120 m² of fitness space, 3,536 m² of playgrounds, all planned | 11 March 2026 |
| Marina Club | Batumi | Indoor pool at a 50% resident discount, rooftop pool | About December 2025 |
| Okrokana Residence | Tbilisi | Pool, gated territory monitored round the clock, play area | 27 October 2026 |
| Ramada Residences by Wyndham | Batumi | Pool, spa, fitness, lounge and bar | Undated |
| Royal Residence | Batumi | Top-floor pool, fitness centre, 24-hour guard | Undated |
| Shermadini St 27 | Tbilisi | Rooftop pool, 24/7 security, concierge, playground | 18 August 2026 |
| STEPS | Batumi | Terrace pool that can be closed, fitness, spa | Undated |
| Tbilisi Gardens | Tbilisi | 1,100 m² indoor pool, 375 m² gym open 24/7 | 21 October 2026 |
| Unnamed (Realting listing 3609218) | Batumi | Pool, fitness room, security | 23 September 2025 |
| White Sails | Batumi | Outdoor and children's pools, gym, spa, 24-hour security | 10 September 2026 |
Some amenities are promises: one page says "The complex will have a gym", so check what exists when you sign. And at Krtsanisi the pool and gym sit in a separate commercial building, which suggests a privately owned unit; we have not confirmed who owns it.
Is the pool covered by the monthly fee?
Only 5 of the 14 complexes published a service fee, all in Batumi and all in US dollars per m². No Tbilisi page did. None of the 14 says whether pool or gym use is included.
| Complex | Fee as published |
|---|---|
| Royal Residence | USD 0.05 to 1 per m² a month |
| Marina Club | USD 0.9 per m², capped at USD 45 per apartment |
| STEPS | USD 1 per m² a month |
| Ramada Residences by Wyndham | USD 1 per m² |
| Batumi View | USD 1.50 per m² a month |
Tbilisi Home, an agency, put typical new-complex fees in Tbilisi at USD 0.30 to 1.00 per m² a month (28 August 2026), without mentioning pools. Arcis Development, a developer, gave USD 0.5 to 1.5 per m² and said fees cover cleaning, security, lifts "and the maintenance of pools and gyms" (7 July 2026), the only source we found that says so. By our arithmetic, a 50 m² flat at USD 1.50 pays USD 900 a year. More on fees in new complexes and the running costs of a let flat.
We found no study that measures whether a pool or gym changes a flat's price or rent, so we make no claim either way.
Which hygiene rules cover a residents' pool?
The only Georgian act on pool hygiene we found is Order No 306/ნ of 16 August 2001 of the Minister of Labour, Health and Social Protection. On matsne.gov.ge, checked on 3 November 2026, it shows no repeal note and no amendments since 2001, but we could not confirm that it is in force today or which body now supervises it; a lawyer should confirm both. Read it as a picture of careful pool operation, not as proof of enforcement:
- Disinfectant and water and air temperature measured before opening, then hourly; laboratory tests at set intervals.
- No coliform bacteria in 100 ml of water.
- A shower before the basin; swimmers' medical clearance valid for 1 year at most.
The order also places pools away from housing, which rooftop pools plainly do not follow, and its scope speaks of sport and health pools. Do not read either point as meaning a complex pool is unlawful. Instead, ask the operator which rules it follows, who tests the water and whether owners may see the records.
Are there rules for gyms and playgrounds?
For gyms we found no Georgian act at all when we searched the legislative database on 3 November 2026. For playground equipment we found no specific rule either, and could not confirm whether the European standard EN 1176 applies as a Georgian standard. An open playground without stands or ancillary buildings is a class I structure (Government Resolution No 255 of 2019, Annex 1), the class of insignificant risk that needs only a simple notification instead of a permit unless the municipality requires more (Spatial Planning, Architecture and Construction Code, Arts. 94 and 96). Ask who services the gym machines, to what standard the play equipment was certified and who inspects it.
Must the security company hold a licence?
Yes. Under the Law of Georgia on Private Security Activity (No 536 of 2008), guarding people or property under a contract is a licensable activity (Art. 2(a)) open only to licensed companies (Arts. 2, 3(1)). LEPL Public Safety Management Centre "112" of the Interior Ministry issues the licence without a time limit and supervises the sector (Arts. 2, 4(3), 24(1)). Guarding without one is fined GEL 10,000 (Art. 25(1)). Guards must be 18 or older, hold a certificate valid for 1 year at most and have no conviction for an intentional crime (Arts. 2, 19(1), 20). The centre's 2024 annual report counted 41 private security organisations operating in the market.
The law does not cover a person or company directly guarding property it owns, holds or uses (Art. 1(2)(b)); whether that exception reaches a concierge hired directly by an association is not confirmed, and a lawyer should confirm it. Where a firm guards the complex, the contract must state the object, the number of guards, the price and how often the client gets a written report (Art. 10(4)). Ask to see it, with the licence. We found no public list of licensed firms.
Where may the complex put cameras?
Consent for cameras in the entrance is covered on our building safety page. Amenities add a firm ban: the Law on Personal Data Protection forbids video monitoring in changing rooms, hygiene areas and other spaces with a reasonable expectation of privacy (Art. 10(4)). By a pool or gym that means changing rooms and showers, and on our reading the sauna. A breach brings a warning or a fine of GEL 3,000, rising to GEL 5,000 for businesses whose yearly turnover exceeds GEL 500,000 (Art. 69(2)). On our reading of the security law (Arts. 2, 4(1)), which a lawyer should confirm, a firm running the cameras for the owners under a contract also needs a licence.
Questions to ask before you buy
- Ownership. Does each amenity have its own cadastral code, and who is the registered owner?
- Terms. If privately owned, on what written terms and at what price may residents use it?
- Charter. If common, what does the charter say about letting it to an operator?
- Fee. Is pool and gym use in the monthly fee, or charged per visit?
- Collector. Does the association or a management company collect the fee, under which contract?
- Guards and cameras. Which licensed firm guards the complex, and who controls the cameras?
- Built or promised. Is each amenity operating today and listed in the specification annex?
- Tenants. May your tenants use the amenities, and on what terms?
Get the answers in writing. For Batumi towers, our guide to high-rise quality adds the building checks.
Risks and exceptions
- Taking the brochure as common property. A spa the developer keeps can charge you.
- Paying for what you do not use. A common pool is paid for by area.
- Buying on a promise. "Will have" is not "has".
- Unlicensed guards. See the licence before relying on the firm.
Frequently asked questions
Is the pool in a Georgian complex shared property?
Only if nobody has registered it as a separate unit. A pool with its own cadastral code belongs to the owner on its extract.
Can the developer charge residents for the gym?
If it owns the gym as a registered unit, on our reading yes, like any business; a lawyer should confirm.
Do I pay for the pool if I never use it?
If it is common property, yes: costs are shared by area unless the charter says otherwise.
Do security firms need a licence?
Yes, from LEPL "112"; guarding without one is fined GEL 10,000.
Are cameras allowed in pool changing rooms?
No. The personal data law bans them there.
For the terms on this page, see the glossary entry on the homeowners' association.
Sources
- Law on Homeowners' Associations, No 5277, matsne.gov.ge, consolidated 15 July 2020 (accessed 3 November 2026)
- Civil Code of Georgia, matsne.gov.ge (accessed 3 November 2026)
- Public Registry Instruction, Order No 487, matsne.gov.ge, consolidated 31 May 2026 (accessed 3 November 2026)
- Order No 306/ნ, pool hygiene requirements, matsne.gov.ge, 16 August 2001 (accessed 3 November 2026)
- Government Resolution No 255, matsne.gov.ge, 31 May 2019 (accessed 3 November 2026)
- Spatial Planning, Architecture and Construction Code, matsne.gov.ge (accessed 3 November 2026)
- Law on Private Security Activity, No 536, matsne.gov.ge, as amended 9 December 2025 (accessed 3 November 2026)
- Annual Report 2024, LEPL 112, April 2025 (accessed 3 November 2026)
- Law on Personal Data Protection, matsne.gov.ge, consolidated 10 June 2026 (accessed 3 November 2026)
- Alliance Centropolis, Realting, 10 September 2026 (accessed 3 November 2026)
- Batumi View, sea-inside.net, 2 November 2026 (accessed 3 November 2026)
- Batumi View, Geo-Home, undated (accessed 3 November 2026)
- Krtsanisi Resort Residence, Korter, about 12 October 2026 (accessed 3 November 2026)
- M2 at Mtatsminda, Realting, 12 July 2024 (accessed 3 November 2026)
- Healthy Living: Run, Swim, and Play Tennis on the Grounds of Your Residential Complex, Maqro City Tbilisi, 11 March 2026 (accessed 3 November 2026)
- Marina Club, Korter, about December 2025 (accessed 3 November 2026)
- Okrokana Residence, Korter, 27 October 2026 (accessed 3 November 2026)
- Ramada Residences, buyhome.ge, undated (accessed 3 November 2026)
- Royal Residence, GulfStream, undated (accessed 3 November 2026)
- 27 Shermadini Street, Korter, 18 August 2026 (accessed 3 November 2026)
- STEPS, Geo-Home, undated (accessed 3 November 2026)
- Tbilisi Gardens, Korter, 21 October 2026 (accessed 3 November 2026)
- Listing 3609218, Realting, 23 September 2025 (accessed 3 November 2026)
- White Sails, Realting, 10 September 2026 (accessed 3 November 2026)
- The Real Cost of Owning an Apartment in Tbilisi (2026), Tbilisi Home, 28 August 2026 (accessed 3 November 2026)
- Tbilisi Property Prices (2020-2026), Arcis Development, 7 July 2026 (accessed 3 November 2026)
Change log
- - Published 3 November 2026: explainer on who owns and who pays for pools, gyms, lobbies and security in Georgian residential complexes, with 14 dated examples.