Switching managers
Peace of mind at last. From now on, someone takes care of it.
Unanswered emails, resolutions that go nowhere, an advisory board doing the manager’s job: that is not what you pay your manager for. A simple-majority resolution is enough to switch your WEG (owners’ association), and we prepare it free of charge, from the contract review to the handover of documents.
Emails go unanswered, the call-back never comes, and you are asking the same question for the third time. A legitimate request turns into months of back and forth, until nobody asks any more.
The association decided, and months later nothing has been commissioned. The same items are back on next year’s agenda, and in the end the advisory board coordinates it themselves.
Small defects stay open, larger work is postponed. That is how the backlog grows, and with it the costs and the special levies.
A quote for the roof or heating goes to the meeting, and nobody can say whether the price is right or the work is even needed.
If no one can say where the service charges went, there is no basis for any decision.
Why Ravenica
Ravenica is run by a mechanical engineer who owns a flat in a Nuremberg WEG himself. We know the problems above from the other side of the table.
01
You know who is responsible for your building and who steps in when that person is away. Every request gets an answer with the next step instead of disappearing into an inbox.
Instead ofnobody getting back to you
02
After the meeting, work is commissioned, not postponed. In the portal you can see how far each resolution has got, without having to ask.
Instead ofresolutions that go nowhere
03
We inspect the property ourselves, document its condition and plan maintenance over years. Larger quotes get a technical check before they go to the meeting.
Instead oflost value and unchecked quotes
The date is set in the management contract, and the statement shows where the association stands and what it can afford.
Instead ofstatements nobody explains
We look at the building and quote a fixed price, in writing and including all additional services. You know what management costs before you vote.
Everything up to the vote is free, and your association can remove us at any time by simple majority, too. We have to earn your trust again every year.
Process
Allow eight to twelve weeks between the resolution and an orderly start. Before that, what matters most is the right date and a clean draft.
Request the switching packageNot legal advice. We review your specific management contract with you before the resolution.
Before the meeting
You send us your management contract and the date of the next meeting. We check the term, termination and renewal clauses and tell you when it makes sense to hold the vote.
Before the meeting
We look at your property on site and then quote a fixed price, in writing and including all additional services. The association knows the cost before it votes.
At least three weeks before
The advisory board asks the current manager to put the item on the agenda. We provide the draft resolution, aligned with your declaration of division, and a comparison table of all offers, including those from other managers.
At the meeting
The association removes its current manager by simple majority and appoints the new one at the same meeting. On request, we introduce ourselves there and answer the owners’ questions.
From the day after the vote
The letter to the previous manager goes out with a complete list of documents and a deadline. We take over files, accounts, keys and running contracts and record in writing anything that is missing.
In the first weeks
Photo report, list of defects and an overview of inspection deadlines: the basis for the first budget and for maintenance with a plan.
What it costs
Everything up to the vote is free, even if you choose a different manager in the end. What takeover and management cost is set out in our offer beforehand.
No. Since the 2020 reform of the Condominium Act (WEG), the association can remove its manager at any time by simple majority. Good cause is only needed if the management contract is also to end immediately rather than after the statutory period.
Removal takes effect with the resolution or on the date it sets. The management contract ends no later than six months afterwards (Section 26(3) WEG), or earlier if its term runs out first. Until then, the previous manager usually remains entitled to their fee.
No. A renewal clause does not prevent removal, and the contract still ends no later than six months after the vote. It can, however, affect how long the old fee keeps running. That is why we review the contract before you set the date.
Allow eight to twelve weeks between the resolution and an orderly start. The bottleneck is rarely the law; it’s getting the documents handed over and the accounts transferred.
According to Federal Court of Justice case law, the annual statement is prepared by the manager in office after the end of the financial year, so after a mid-year switch, the new one. The previous manager must hand over all documents and account for their time in office. What is handed over as of the cut-off date should be set out in the resolution.
If more than a quarter of the owners request a meeting in writing, stating its purpose and reasons, the manager must call it. If they refuse, the chair of the advisory board, their deputy or an owner authorised by resolution can call it instead (Section 24 WEG). We prepare the letter for that.
They must hand over all documents once their term ends, and the association can enforce this in court if necessary. Usually a clear letter with a complete list and a deadline is enough. We have it ready to send the day after the vote.
A limited one. The founder is an engineer and owns a flat in a Nuremberg WEG himself, every association is looked after personally, and services and price are fixed in writing beforehand. If you are still not satisfied, your association can remove us at any time by simple majority, too.
Every owner can demand that the association appoints a certified manager; the only exceptions are very small, self-managed associations. Ravenica is a certified manager under Section 26a WEG.
Read more: WEG managementChallenge deadline calculatorGuides (in German)
Tell us the date. The draft resolution and comparison table will be with you before the invitation deadline, free of charge.
or directly: Telefon Mon–Fri 9:00–18:00