19/10/2026
Condominium Management in Sri Lanka
A timely and authoritative publication
Sham Kellapotha
Title:
Condominium Management: Practical and Legal Insights- An Analytical Study
Author: Upali Upawansa
Condominium Management: Practical and Legal Insights — An Analytical Study, authored by Upali Upawansa, former General Manager of the Condominium Management Authority (CMA), is a timely and pioneering contribution to the study and practice of condominium property management in Sri Lanka. The book draws upon the author’s extensive professional experience, particularly his leadership of the CMA for more than a decade, examining the legal, administrative, financial, and practical dimensions of condominium management and placing Sri Lanka’s experience within a comparative international context. The book will be launched on 27 October at the New Arts Theatre of the University of Colombo at 4.30 p.m., under the patronage of Vice-Chancellor Professor IndikaKarunatilaka and Bimal Rathnayake, Minister of Transport, Highways and Urban Development. Priyasath Dep, former Chief Justice of Sri Lanka, served as Guest Speaker, with Dr. Sunil Cooray, and Dr. Stephan L. Anthonizs, , also addressing the gathering. The publication is doubly significant: it is the first-ever academic publication of the Alumni Organisation of the University of Colombo.
The publication appears at a time when condominium development has become an increasingly important feature of the country’s urban landscape. Rapid urbanisation, population concentration in towns and cities, and the growing scarcity of land have encouraged the construction of multi-storey residential, commercial, and mixed-use properties, making condominiums a practical response to pressure on land. Yet public understanding of the legal rights, responsibilities, and institutional arrangements associated with shared property has not always kept pace, and many residents, developers, professionals, and even public officials continue to lack sufficient knowledge of condominium property management.
Upali Upawansa explains that his decision to write the book arose from this persistent gap. During his service at the CMA, and even after retirement, he observed that stakeholders often did not adequately understand the principles governing the management of common property, and that no comprehensive review of the subject had previously been published in Sri Lanka combining legal analysis, professional experience, and practical guidance. His book seeks to fill that gap by connecting legal principles with the realities of condominium management.
Authoritative Leadership
The author’s background gives the work exceptional authority. A graduate in Development Studies (Special) of the University of Colombo, Upali Upawansa served in several public corporations before being appointed Deputy General Manager and subsequently Additional General Manager of the Common Amenities Board. When that Board was succeeded by the Condominium Management Authority in 2003, he was appointed to lead the new institution, serving as its Chief Executive Officer and General Manager for approximately ten years until his retirement in 2014. During this period, he organised the Authority’s activities, guided it toward its statutory objectives, and helped establish a smooth mechanism for the formation and registration of Management Corporations.
The establishment of the Condominium Management Authority in 2003 was a major institutional development in Sri Lanka’s condominium sector. The Authority was incorporated on 10 November 2003 under the Common Amenities Board (Amendment) Act No. 24 of 2003, which amended the earlier Common Amenities Board Act No. 10 of 1973, and its mandate includes the control, management, maintenance, and administration of condominium parcels, common elements, and common amenities of condominium and semi-condominium properties. Under Upawansa’s leadership, the CMA is said to have achieved financial self-sufficiency, generating its own revenue without Treasury funding — an achievement highlighted by DamithaKumarasinghe, Director General of the CMA, who worked closely with him on the Authority’s Board.
Dhammika Kumarasinghe recalls that the Board relied confidently on Upawansa’s counsel because of his comprehensive command of condominium law and regulations, which strengthened the quality and efficiency of the Authority’s work, including the timely issuance of condominium certificates and administrative matters. He also notes that, beyond his official duties,Upawansa engaged with officers of the Attorney General’s Department and political decision-makers to identify legislative gaps and draw them to the attention of those responsible for reform.
The legal foundation of condominium ownership in Sri Lanka is the Apartment Ownership Law No. 11 of 1973, which governs the legal aspects of apartment ownership and establishes the rights and obligations of apartment owners. The law was amended by Act No. 45 of 1982, Act No. 4 of 1999, Act No. 27 of 2002, and Act No. 39 of 2003, progressively strengthening the framework for the registration of condominium plans, the creation of separate ownership rights, the identification of common elements, and the administration of condominium properties. The 2003 amendment was especially significant, converting the former Common Amenities Board into the Condominium Management Authority and expanding its regulatory role over condominium activities.
Political Analysis Subscription
A central theme of the book is the role of the Management Corporation. A condominium property is a building of more than one storey, or a horizontal grouping of connected buildings, in which individual units are privately owned while stairways, lobbies, corridors, lifts, car parks, swimming pools, roofs, and other shared facilities are used in common. The Management Corporation is the legal entity formed by the owners of condominium units to manage these common elements — not an external authority or a private company imposed upon residents, but the collective legal through which owners administer their shared property.
The book explains the establishment, powers, functions, composition, and meetings of Management Corporations, and also examines the raising and management of funds, the maintenance of common elements, the transfer of ownership, the liquidation of a Management Corporation, and the of condominium property. Without clear rules and effective administration, disputes can arise over service charges, repairs, security, parking, waste management, building insurance, and the use of shared facilities; the book therefore serves both as a legal commentary and as a practical handbook for those managing condominium communities.
Sri Lanka TravelOne of the book’s most important messages is that many condominium residents do not fully understand that the Management Corporation is their own legal entity — a lack of awareness that has given rise to confusion over responsibilities, weak participation in governance, delayed maintenance, and disputes between owners and developers. The former Chief Justice, Priyasath Dep, observes in his endorsement that the establishment of the CMA in 2003 was a watershed because it created a mechanism for meaningful resident involvement in the maintenance of common amenities through the Management Corporation. He further notes that the book is especially valuable because it is grounded in Upawansa’s direct experience in resolving disputes between Management Corporations and developers and residents alike.
Although condominium properties have been constructed in Sri Lanka as a housing development strategy since the 1950s, first by the government and later by the private sector, a mechanism for the meaningful involvement of residents in maintenance after the disposal of ownership was absent for a long period, creating uncertainty about who was responsible for maintaining common property once individual units had been sold. The introduction of Management Corporations and the strengthening of the CMA addressed this deficiency, but the book argues that legal provisions alone are insufficient unless owners, occupiers, developers, and officials understand and apply them effectively.
Sustainable Management
Professor Chitra Weddikkara, a construction economist, architect, arbitrator, and academic, notes that the success of a condominium is determined not merely by its design or construction but by the quality of its management throughout its life cycle. Condominium developments present unique challenges in governance, legal compliance, financial management, maintenance, and community relationships, and the book’s strength lies in combining sound legal analysis with practical application — examining how legal provisions influence the day-to-day realities of managing condominium properties. It encourages readers to think critically about the responsibilities of developers, Management Corporations, property managers, owners, and residents, emphasising ethical leadership, transparency, accountability, and effective governance as essential to safe, harmonious, and sustainable communities.
Another distinctive feature of the book is its treatment of quality management. Priyantha Wickramaratna, who holds qualifications in science, management, and Lean Six Sigma, praises the author’s exposition of ISO 9001 as a guiding philosophy for the entire development lifecycle. Explained in practical terms, it provides a process-driven system for planning and construction, and the book also addresses post-occupancy maintenance through ISO-based models, offering an actionable roadmap for the CMA and Management Corporations. Quality is thus positioned not as an optional standard but as a systematic philosophy necessary for building better and more sustainable communities.
Beyond owners and residents, the book is a resource for lawyers, architects, engineers, quantity surveyors, town planners, valuers, property and facility managers, developers, insurers, financiers, policymakers, academics, and students across fields such as property law, valuation, urban development, finance, insurance, and construction. It can serve as a reference at graduate and postgraduate levels while also functioning as a practical guide for owners, occupiers, and Management Corporations.
Senior Professor P.M.C. Thilakarathne, Vice-Chancellor of the Open University of Sri Lanka, describes the growth of condominium development as a transformation of Sri Lanka’s property market, creating opportunities for investment, urban development, and sustainable land use; realising these opportunities, he states, depends upon sound governance, financial accountability, and effective property management, and the book integrates legal, managerial, and commercial perspectives in a manner invaluable to developers, investors, professionals, and policymakers. Dr. Athulasiri Samarakoon, Dean of the Faculty of Humanities and Social Sciences at the Open University, emphasises the social importance of the publication, observing that the complexities surrounding ownership, maintenance, common property, and the rights of owners and residents are not always sufficiently understood by the public. Professor Sanath S. Wijesinghe of the Department of Legal Studies similarly identifies the book as an authoritative resource bridging legal principles and practical realities, highlighting its analysis of Sri Lanka’s condominium laws alongside comparative international experiences.
This book is the first academic publication released by the university alumni organisation. It marked the inception of the organisation’s academic publishing program. Established in 1992, this alumni organisation is an active organisation comprising graduates from the university who have gone on to excel in various academic and professional fields, both in Sri Lanka and abroad. One of its primary objectives is to foster cultural, social, and academic ties among alumni; the organisation has built an impressive track record in organising literary competitions, artistic endeavors, and community welfare projects.
Its key activities include offering scholarships, conducting welfare and career guidance programs for undergraduates, and organising cultural events—such as educational workshops under the “Palasa” literaryinitiative, inter-university literary competitions, and forums for cultural dialogue involving drama and cinema.Several events have been organized recently to honor distinguished Sri Lankan personalities. Notable among these are the tribute to Iranganie Serasinghe—an alumna of the University of Ceylon1940 and the excellence awards ceremony honoring Dr. Kumari Jayawardena.
Title: Condominium Management: Practical and Legal Insights- An Analytical Study Author: Upali Upawansa Condominium Management: Practical and Legal Insights — An Analytical Study, authored by Upali Upawansa, former General…
