Is the manager's certificate mandatory?

It is not legally mandatory for the buyer, but practically essential: it is the only reliable source for the debt share and the PTS.

Who orders the certificate?

Usually the seller or agent orders it from the manager. It normally carries a fee.

Is the certificate's information in open data?

No. You see the building's age and renovation risk in the Lumi report, but the debt share and PTS only in the certificate.

Manager's certificate: what it reveals and why it is the key document

By Lumi · Updated: Jun 19, 2026, 12:00 AM

The manager's certificate reveals the debt share, the charge, completed and upcoming renovations (PTS) and the housing company's finances. How to read it before an offer.

Important: The manager's certificate is the single most important document: it reveals the debt share, the charge, upcoming renovations (PTS) and any disputes. Always request it before making an offer.

The manager's certificate (isännöitsijäntodistus) is the single most important document in an apartment purchase. It gathers the essential facts about the housing company and the apartment that open data does not show. Here is how to read it.

What the certificate contains

The certificate states the apartment's debt share, the charges, the housing company's loans and finances, completed repairs, and the maintenance needs assessment (PTS) for upcoming renovations.

It also shows any encumbrances, disputes and the plot ownership (owned or leased).

Debt share and charge

The debt share is the apartment's portion of the company loan — it is added to the sale price to form the debt-free price. The charge shows the monthly cost.

Check the maintenance charge level (benchmark ~€5.5/m²/mo) and any finance charge that amortises the company loan.

Upcoming renovations (PTS)

The maintenance needs assessment (PTS) lists the company's planned repairs for the coming years — for example a pipe or façade renovation.

A large upcoming renovation can raise the charge or require extra financing; this is worth accounting for when making an offer.

How to order and read it

The certificate is usually ordered from the manager by the seller or agent. It typically carries a fee but is essential before the deal.

Use the Lumi report for pre-screening (building age, renovation risk, area) and the certificate for final confirmation before an offer.

Frequently asked questions

Is the manager's certificate mandatory?: It is not legally mandatory for the buyer, but practically essential: it is the only reliable source for the debt share and the PTS.
Who orders the certificate?: Usually the seller or agent orders it from the manager. It normally carries a fee.
Is the certificate's information in open data?: No. You see the building's age and renovation risk in the Lumi report, but the debt share and PTS only in the certificate.