WEG management for residential complexes
Your complex is an asset. We manage it like one.
For residential complexes and multi-building estates with underground parking, lifts and sub-associations: maintenance planned years ahead, every major quote checked by an engineer – and an advisory board that finally gets some relief.
Typical for large complexes
Underground car park, flat roof, lifts – all of it was foreseeable, but nobody ever ran it against the reserve. Now it’s due and the money isn’t there.
Checking invoices, comparing quotes, chasing contractors, answering questions from eighty owners – unpaid, on top of their own jobs.
Unprepared agenda items, quotes nobody explains, discussions that go nowhere. In the end, it’s all postponed.
Caretaker, cleaning, winter service, maintenance and insurance simply roll over – a little more expensive every year, never compared.
In a large complex, the money isn’t in the management fee – it’s in service contracts, maintenance, insurance and energy. That’s where we start: we tender against a standard specification and renegotiate running contracts.
A multi-year works plan, run against the reserve. Major works reach the owners’ meeting well in advance.
Documents before every meeting, quotes compared and explained, a clear recommendation. The board oversees – the work is ours.
Every resolution gets a date and a named owner. All owners can see its status in the portal.
Where your community rules provide for it, we keep costs, reserves and accounts separate for each building – traceable for every owner.
In practice
Three things an advisory board notices in the first year.
01
We survey the underground car park, roofs, façades, lifts, risers and heating plant and place every measure on a timeline with its cost. From that we derive the contribution to the reserve, so the association has the money when it’s needed.
02
We tender caretaking, cleaning and maintenance against a specification that sets out what gets done and how often. That way you compare prices for the same work – and know afterwards what you’re paying for.
03
Once the owners have resolved on a renovation, the real work begins: appointing planners, tendering, overseeing the works, acceptance. Every step has a date, and the board sees the status without having to ask.
What this looks like with us
| Extract from a works plan | 2027 | 2028 | 2029 |
|---|---|---|---|
| Car park: deck waterproofing | €85,000 | – | – |
| Chloride damage on the ramp and driving lane. Every year of delay deepens the concrete damage and the cost. | |||
| Flat roof, building B | – | €85,000 | – |
| Membrane at the end of its service life, first damp patches on the top floor. | |||
| Lifts, buildings A–C | – | – | €120,000 |
| Controls and doors no longer covered by spare parts. Modernisation checked as an alternative to replacement. | |||
| Reserve at year end | €311,000 | €336,000 | €326,000 |
| With a €110,000 annual contribution, the reserve covers all three measures without a special levy. | |||
Fictional example for a complex with 86 units. Your plan is drawn up after an inspection and a review of the documents.
Switching
What large complexes fear most about switching managers is the chaos of the handover. We take that work on.
Indicative timeline. Deadlines depend on the previous contract and on when the documents are handed over.
Before the meeting
We inspect the complex, talk to the advisory board and send a written offer with a full scope of services. If you like, we present ourselves at the owners’ meeting.
At the meeting
We prepare the draft resolution and the invitation text. Removing the current manager and appointing the new one happen at the same meeting.
Handover
We request the documents from the previous manager, take over the accounts and running contracts and load the data into the portal. This usually takes eight to twelve weeks.
First year
A technical inspection of every building, a review of the service contracts and the first works plan – aligned with the next annual budget.
Good to know
Your association can remove its manager at any time. The existing contract ends no later than six months afterwards.
Why an engineer
„In a large complex, the technical side decides the service charge: car park, lifts, roofs, heating plant. I want an association to know what’s coming in five years – and to have the money for it when it does.“
Scope of services
Everything in our WEG management – plus what complexes of this size need.
Supervision of major renovations and additional meetings are charged separately. What that means for your complex is set out in the offer beforehand.
Because you see our work before you decide: we inspect the complex, talk to the advisory board and put forward a written offer with a full scope of services. The founder is an engineer and an apartment owner himself. And the risk stays manageable: your association can remove its manager at any time by simple majority.
The advisory board collects several offers, compares them and proposes a candidate to the owners’ meeting. As a rule, owners must receive the candidates and the key terms of their offers with the invitation, not only at the meeting. We supply the offer, the scope of services and a draft resolution.
Allow three to six months before the meeting. The invitation goes out at least three weeks beforehand, and all offers have to be in by then. Before that come inspections, meetings and the board’s comparison of the offers.
Yes. The association can remove its manager at any time by simple majority; no good cause is required. The management contract ends no later than six months after the removal.
That depends on your community rules (Gemeinschaftsordnung). Where they provide for separate costs, reserves or accounts per building, we keep them separate. We review the community rules before making an offer, so it’s clear what applies to your complex.
Yes, if the association resolves to hold them. A simple majority is enough to allow online participation in an in-person meeting. Fully virtual meetings need three quarters of the votes cast; until the end of 2028, one in-person meeting per year generally remains mandatory.
It depends on the size, age, condition and structure of the complex. That’s why we inspect it first and then quote a fixed price – in writing, with every additional fee and the annual adjustment, before you decide.
Yes, if you’d like us to. We talk to the advisory board first, so we come prepared for your complex’s questions rather than with a generic presentation.
Read more: Tendering for a managerThe advisory board’s rights and dutiesCalculating the maintenance reserveSpecial levies in a WEGReserve calculatorRenovating an underground car parkMaintenance planning
A written offer with a full scope of services, a draft resolution and an invitation text for your meeting – free of charge, even if you decide differently in the end.
or directly: +49 1575 4240703 Mon–Fri 9:00–18:00