Placeholder photoWEG management
Residential complex, Marienplatz, Garmisch-Partenkirchen
- Units
- 24
- Managed since
- 2003
- Project
- Changeover to remote meter reading
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Management · For owners & advisory boardsSwitch property managers. Start fresh together.
Changing your property manager isn’t a hassle, it’s an opportunity: for clean numbers, quick answers and an owners’ association that enjoys making decisions together again. We know the deadlines, prepare the owners’ meeting and handle the handover. You look forward to the fresh start, we take care of the rest.
Response within 24 hoursHandover with a checklistIn the Oberland since 1982
Placeholder photo“If you want good property management, don’t just look for someone who books receipts and sends out meeting invitations. Look for someone who shares your vision of how good life is when everything in your building simply works.”
Signs that it’s time for a fresh start
1
Nobody is reachable
Emails go unanswered, calls are not returned. The advisory board is the last to hear about problems.
2
Resolutions are not implemented
What the owners’ meeting decided just sits there. Contracts are not awarded, deadlines pass.
3
The annual statement comes too late
The statement only arrives in the second half of the year. Back payments and credits are delayed, and the meeting keeps slipping later.
4
The bookkeeping is wrong
Receipts are missing, accounts don’t reconcile, costs are allocated incorrectly. The statement has to be corrected or challenged.
5
The building is losing value
Maintenance is postponed until small defects turn into a renovation backlog.
Does this sound like your association? Then a conversation is worthwhile.
The switch as an opportunity
After 30 minutes you’ll know whether switching is worth it and how to do it
Traudi Königsberger talks with you personally. No sales pitch, no script, just an honest, well-founded assessment of your situation: what options your association has, which steps will solve the problems for good, and how quickly calm and trust return.
- Which way out of the management contract suits your association
- What matters for a smooth, successful switch
- How the switch would work for you in practice
or call us directly: 08822 94013
Placeholder photoThe goal
“A magic dwells in each beginning.”
What Hermann Hesse wrote about life also applies to your property management. After the switch, answers come the same day again, the numbers add up, and the owners’ meeting becomes something owners can look forward to. We take on this fresh start together with you and your advisory board.
“Switching property managers is a fresh start for the whole association. Together with the advisory board, we put the numbers and documents in order and give the owners peace of mind again. Our goal: after one year, nobody wonders whether the switch was the right decision.” (translated from German)
Traudi KönigsbergerManaging Director, Königsberger Immobilien
Four ways to end the contract
The usual route
Removal by resolution
Since the 2020 WEG reform, owners can remove their property manager at any time. The management contract ends no later than six months afterwards.
Often the simplest solution
Termination by mutual agreement
The association and the current manager agree on an end date. This is often faster and avoids disputes.
If the end is coming up anyway
Let the contract expire
The contract ends on the agreed date. It is important to prevent an automatic renewal in good time.
Only with good cause
Termination for cause
In the case of serious, provable breaches of duty, the contract ends immediately. This requires good documentation.
General information, not legal advice. We clarify which route suits your association in the first conversation.
How the switch works
Seven steps from the first conversation to your first 90 days with us.
First conversation
A conversation of about 30 minutes with Traudi Königsberger. You describe the situation, we listen and ask questions. No sales pressure.
Review the situation and choose the route
We look at the management contract, deadlines and existing resolutions and propose the right route.
Property walk-through
We walk through the building with the advisory board and record open defects and upcoming measures.
Proposal and discussion
Only now do you receive a proposal tailored to your property. We go through it together with the advisory board.
Meeting and resolution
We provide the agenda, draft resolutions and answers to the questions that will come up at the meeting.
Handover
We take over documents, accounts and ongoing matters from the previous manager, with a checklist and without gaps.
The first 90 days
We review costs, contracts and service providers and agree on the first measures with the advisory board. From now on, the owners feel the difference.
The switch as an opportunity
Send us your request
We’ll get back to you within 24 hours and arrange an appointment with Traudi Königsberger. No sales pitch, just an honest assessment of your situation.
Thank you for your request.
We’ll get back to you within 24 hours. Nothing is sent in this draft; on the finished website, the request goes directly to Traudi Königsberger.
What owners say
Google Reviews
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[Number] reviews
Live from Google Business Profile
“I would like to take this opportunity to thank you for your consistently straightforward and reliable management of our condominium owners’ association (WEG).”
“Very friendly and competent property management. Communication is clear and runs smoothly. The notices in the building’s hallway are always up to date, and information about the building is passed on promptly. Mr. and Mrs. Königsberger are very friendly and are always happy to take a few minutes for you. Highly recommended!”
“Dear Mrs. Königsberger, the water meters were installed today. Everything went well. Thank you again for your efforts - it’s wonderful that we have such a great property manager in you!”
References
Placeholder photo
Placeholder photoWEG management
Residential complex, Kohlgruber Straße, Murnau am Staffelsee
- Units
- 21
- Managed since
- 2003
- Project
- Heating replacement with a heat pump supervised
Placeholder photoWEG management
Residential complex, Marktstraße, Bad Tölz
- Units
- 14
- Managed since
- 2019
- Project
- Facade renovation under historic preservation rules
FAQ on switching property managers
The key answers on removal, the contract, the handover and about us.
When is your annual statement ready?
We prepare the annual statement in the first half of the year, by [June 30] at the latest. Many courts expect it within the first six months of the following year.
What happens if the previous bookkeeping contains errors?
When we take over, we check accounts, receipts and the last statement. We show any errors to the advisory board and agree on how to proceed.
What majority does the resolution require?
A simple majority of the votes cast at the owners’ meeting.
What does your management cost?
That depends on size, condition and the tasks that matter to your association. That’s why we first get to know the property and the advisory board and then make a proposal.
Which contractors do you work with?
With selected master craftsmen’s businesses from the region. You can see which ones serve your town on the respective town page.
Isn’t our property too small?
No. We also manage associations with just a few units.
When can we remove our property manager?
At any time. Since December 1, 2020, owners no longer need good cause (wichtiger Grund) to remove (abberufen) the manager. Read more
What happens to the management contract after the manager is removed?
The office ends with the removal (Abberufung). The management contract (Verwaltervertrag) ends no later than six months afterward, even if it would otherwise run longer. Read more
Do we need competing quotes before appointing a new manager?
Under the existing case law of the Federal Court of Justice (Bundesgerichtshof, BGH), alternative offers from other managers must, as a rule, be obtained before a new manager is appointed. When the current manager is reappointed, they are generally not necessary. Read more
Does the former manager have to hand over all records?
Yes. After their term ends, the former manager must hand over to the association all management records and everything they obtained on the association’s behalf. Read more
What happens to the bank accounts and the maintenance reserve when managers change?
The money belongs to the association, not to the manager. On a switch, the authority to operate the accounts passes to the new manager, or the former manager transfers the balance to an account of the association. Read more
Who prepares the annual statement if the manager changes during the year?
According to the Federal Court of Justice (Bundesgerichtshof, BGH), responsibility lies with the manager who is in office when the obligation to prepare the statement arises. What matters, then, is who is the manager at the end of the calendar year. Read more
Does it make sense to switch managers in the middle of the financial year?
A switch is possible at any time. It is usually easier at the turn of the year, though, because the bookkeeping can then be separated cleanly. Read more
Can an individual owner demand the removal of the manager?
An individual owner cannot decide on the removal alone. They can, however, demand that the association be properly managed (ordnungsmäßige Verwaltung) and enforce this claim in court if necessary. Read more
Can we terminate the management contract without notice for good cause?
Yes, if there is good cause (wichtiger Grund), the association can terminate the management contract (Verwaltervertrag) without notice. This matters above all if the contract should not end only six months after the removal. Read more
Can the manager simply resign from office?
As a rule, a manager can resign from office (Amtsniederlegung). Whether this also allows them to end the contract, or whether they owe damages, depends on the management contract (Verwaltervertrag). Read more
Magazine
Useful articles on switching property managers
Termination, removal, resolution and handover: in our magazine we explain the key steps in a practical, easy-to-follow way, specifically for owners’ associations in the Oberland.
Switch property manager
Switching property managers: The guide for advisory boards
Resolution, deadlines and handover in five steps.
Switch property manager
The annual statement is late: What owners can do
Which deadlines are usual, what rights you have and when a switch makes sense.
Switch property manager
Appointing a new manager: do we really need three quotes?
What the courts say about comparison offers and how the advisory board prepares the selection.
Switch property manager
Notice period for the owners’ meeting: three weeks that count
Which deadline has applied since the WEG reform and how to get the switch on the agenda in time.
Switch property manager
Does your management contract renew automatically? How to keep your options open
Terms, renewal clauses and why removal is still possible at any time.
Switch property manager
When your manager quits: resignation and the next steps
What the association has to do when its manager resigns or closes the office.
Look forward to your fresh start.
Book a switch consultation. 30 minutes, no obligation, response within 24 hours.
Book a consultation08822 94013