Change property management made easy

Switching property management has become very easy and with Ralph it works practically on autopilot.

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Change property management: tips for an easy transition

For those who want to change property management, working with Ralph creates a smooth, quick transition. In our experience, many WEGs hesitate too long to change property management, which often leads to a lot of frustration, loss of time and a backlog of renovations. Yet changing property management is not complicated. Our team of Ralph will gladly support your WEG with all questions around the topics: Termination of property management and change of property management.

By choosing a qualified property management company, the management of the property can be optimized and the satisfaction of the owners can be increased. Often the change of property management is also financially worthwhile, because a good property management optimizes existing contracts and can thus save on the house fees for the managed property. Good, long-term maintenance planning significantly increases the value of your property.

Option 1: Request
change as TOP for the ETV

The most common method is to change the property management at the next owners' meeting (ETV). In this case, the owners or the advisory board can propose a resolution and hold the vote during the ETV. A well-prepared motion and open communication are crucial here and we will be happy to help you with this.

Option 2:
As owner:in invite yourself to a ETV

If the property management no longer responds, each owner can also convene a ETV himself/herself. In this case, the advisory board or a group of owners invites to the ETV to vote on the change of property management. According to the WEG law (§24.3), the consent of at least 25% of the co-owners is required to convene an extraordinary ETV. We will be happy to advise you here and send you our legally binding sample for the change.

Option 3:
By circular resolution

Another way is the circular resolution, in which all condominium owners give their consent or rejection to the change of property management in writing or by e-mail. For a valid circular resolution, however, all owners must actually cast their vote, which often makes this variant a realistic option only for smaller WEGs.

Option 1

Resolve change of property management in the ETV

Option 2

As owner: invite in or assembly advisory board itself to the ETV

Option 3

By circular resolution

What are the most common reasons to change property managers?

There are several reasons why owners/occupants may want to change their property management company. Here are some of the most common reasons:

Lack of accessibility

Most owners rarely need their property management company. So if owners have a concern, the property management must also be available to help quickly and competently with questions and problems.

However, if the property management is difficult to reach and does not respond to inquiries or responds only with delay, this can be an important reason to change property management.

Resolutions are not implemented

A property management company has the task of implementing resolutions of the owners' association. However, if it fails to perform this task and does not implement resolutions or implements them with delay, this can lead to conflicts and make it necessary to terminate the property management.

If a property management company fails to implement resolutions, this is not only a breach of contract, but also usually results in financial damage for the WEG (e.g. due to the expiry of a warranty obligation).

Renovation backlog

If there is a backlog of renovations in the management of a building and the property manager does not take care of necessary repairs and renovations, this can lead to serious problems, such as damage to the building or health risks for the residents.

In such a case, a change of property management can be a solution. Renovations should be planned with foresight. If a property management company does not react until significant damage has occurred, the subsequent costs are often significantly higher.

Lack of capacity

Sometimes a property management company simply cannot have enough capacity to take care of all the necessary tasks. Unfortunately, this is now often the case in the industry. Some managers therefore simply give up part of their portfolio, or reprioritize in such a way that some WEGs are no longer looked after at all.

Often, these are precisely those WEGs where the incumbent manager expects that the owners: inside will not actively care about a termination and continue to pay a few months (or years).

Property management was sold

When the property management company is sold, this can lead to changes in personnel, uncertainty and insecurity. The new property management may not be as competent or trustworthy as the old one.

In such a case, a change in property management may be necessary to ensure that the building and its occupants continue to receive the best possible care.

Loss of confidence

If there is a loss of trust between the owners' association and the property management company, this can become a serious problem. However, good cooperation and a good relationship of trust are important in order to protect the interests of all parties involved and to manage the building in the best possible way.