Utilities in Georgia work in an unfamiliar way: most buildings have no central heating, in winter flats are warmed by gas or electricity, and a January bill can be four times a July one. Below: what makes up the bill, what it costs in money, why winter bills shock newcomers, and what to check in a flat before signing.
- There is no central heating — every flat heats itself: a gas boiler, an air conditioner or electric heaters.
- Summer runs 60–120 GEL a month for a mid-sized flat, winter 250–450 GEL and more in the coldest months.
- Heating dominates the winter bill: a gas boiler is markedly cheaper than electric heaters.
- Building maintenance is billed separately — from token sums in older stock to 50–150 GEL in new complexes with lifts, security and grounds.
- On a rental, utilities are almost always on top of the rent: confirm this before signing.
What makes up the bill
- Electricity — the main item all year, and in winter also heating if there is no gas boiler.
- Gas — the hob and the boiler. In buildings without gas, electricity takes over that role.
- Water — often charged per person by norm rather than by meter; newer buildings usually have meters.
- Refuse collection — a small amount, usually inside the combined bill.
- Building maintenance — lift, cleaning, security, grounds; paid to the management company, not the utility.
- Internet and TV — a separate contract, not part of utilities.
What it costs
| Period | Flat of 45–60 m² | What drives the bill |
|---|---|---|
| Summer (June–September) | 60–120 GEL | Electricity, water, refuse; air conditioning for cooling |
| Shoulder season | 100–180 GEL | Plus occasional heating |
| Winter (December–February) | 250–450 GEL | Heating accounts for most of the bill |
| Building maintenance | 0–150 GEL | Depends on the complex, charged year-round |
These are guides for a typical flat: the actual bill depends heavily on insulation, size, number of occupants and exactly how you heat. In a flat with panoramic glazing and electric heating, the winter bill can be double the figures above.
Heating is the big item
How the flat is heated is what decides whether your winter bill is moderate or painful.
- Individual gas boiler. The most economical option, all else equal, and therefore the most sought-after. It heats both water and radiators.
- Air conditioner in heating mode. Efficient down to a certain outside temperature, after which efficiency drops. Fine as the main method in mild areas and as a supplement in cold ones.
- Electric heaters. The most expensive route: they warm quickly, and the bill rises in proportion.
- Electric underfloor heating. Comfortable, but immediately visible in the bill.
The second factor is the flat itself: the floor (ground and top floors are colder), the glazed area, window quality, wall insulation. Panoramic windows look wonderful in listing photos and cost dearly in January.
Building maintenance
In older stock this may be a token amount for cleaning the stairwell, or nothing at all. In new residential complexes it is a full charge for lifts, security, a concierge, grounds keeping and sometimes a pool and gym. The range runs from zero to 150 GEL a month and beyond.
Note that this charge does not depend on whether you live there. If you buy to let or visit occasionally, it is a constant cost and belongs in your yield calculation (see renting out).
What to check in the flat
- How it is heated — gas boiler, air conditioners, heaters. Ask directly and look for yourself.
- Last winter's bills. The best way to learn the truth is to ask for the January bill rather than a verbal estimate.
- Meters for water, gas and electricity: present, sealed, and whose readings appear in the contract.
- Debts left by the previous owner or tenant — establish this before moving in.
- The maintenance charge and what it covers.
- Windows and insulation — draughts in winter turn into money.
How to pay
Payments go through banking apps, terminals and online services using the flat's account numbers. Everything is tied to a subscriber number with each provider, so ask for those numbers when you move in — without them you cannot pay. Many people set up auto-payment to avoid tracking deadlines.
To check a specific flat — what's nearby, the fair price, the condition from photos — use the listing analysis, and to compare districts by price, the district pulse.