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Is your Hausverwaltung doing its job?

By Ilia Sotonin

Twelve statements to check against your own building. Answer yes, partly or no, see where it does not hold, and learn what the WEG gives owners and what to do next. The German page has the same content.

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Also in:Deutsch

A sample monthly report

This is the kind of monthly report a manager can publish for residents, in the format of Unitify’s monthly report page. The building is fictional; the sections are the real ones.

Sample report. Building, figures and names are fictional.

Monthly report for residents

Monthly report, September 2026

Homeowners’ association “Musterstraße 1”, Musterstraße 1

36 apartments · 2.880 m²

Collected from owners
10.548 €
of which paid into the repair fund: 3.168 €
Spent
7.225 €
last month: 7.750 €
Owners’ arrears
2.340 €
▼ 840 € · 26,4 %
Bank account balances
54.653 €
last month: 51.330 €

Spent: 7.225,00 €

Spent7.225 €
Cleaning and garden1.564,50 €3 line items21,7 %
  • Stairwell and entrance cleaning1.180,00 €
  • Garden care320,00 €
  • Cleaning supplies64,50 €
Elevator437,00 €2 line items6,0 %
  • Elevator maintenance395,00 €
  • Emergency call line42,00 €
Running costs, common areas1.866,00 €3 line items25,8 %
  • Waste collection1.105,00 €
  • Electricity, common areas612,30 €
  • Water and sewage, common areas148,70 €
Heating and hot water1.240,00 €1 line item17,2 %
Insurance422,00 €2 line items5,8 %
  • Building insurance368,00 €
  • Liability insurance54,00 €
Repairs675,00 €2 line items9,3 %
  • Gutter cleaning390,00 €
  • Doorbell and intercom system285,00 €
Management1.020,50 €2 line items14,1 %
  • Property manager’s fee1.008,00 €
  • Account charges12,50 €

Open a category to see its line items.

The largest expenses

  • Gas for central heating and hot water (advance)1.240,00 €
  • Stairwell and entrance cleaning1.180,00 €
  • Waste collection1.105,00 €
  • Property manager’s fee1.008,00 €
  • Electricity, common areas612,30 €
  • Elevator maintenance395,00 €

What was done

Requests from residents this month

11
Requests
9
Done
2
In progress
  • Elevator · 3
  • Lighting · 3
  • Heating · 3
  • Other · 2

Only counts are shown. Request text, addresses, and residents’ names never appear in the report, and any category with fewer than three requests is grouped under “Other.”

  1. Doorbell and intercom repaired

    The doorbells did not work in two apartments; the faulty module was replaced.

  2. Gutters cleaned before autumn

    All downpipes were checked and cleared.

  3. Routine elevator service completed

    No fault found; the service report is filed.

  4. Two hallway lamps replaced

    Residents on the second and fourth floors reported the outages.

  5. Annual insurance statement received

    Filed with the building’s documents; the premium is unchanged.

Under way

  • Quotes for a facade inspection
  • Heating system check before the season
  • Agenda for the owners’ meeting in November

Compared with last month

ItemAugust 2026September 2026Change
Cleaning and garden1.548,00 €1.564,50 €+16,50 €
Elevator437,00 €437,00 €no change
Running costs, common areas1.902,40 €1.866,00 €-36,40 €
Heating and hot water1.180,00 €1.240,00 €+60,00 €
Insurance422,00 €422,00 €no change
Repairs1.240,00 €675,00 €-565,00 €
Management1.020,50 €1.020,50 €no change
Collected from owners10.490,00 €10.548,00 €+58,00 €
Owners’ arrears3.180,00 €2.340,00 €-840,00 €

Repair costs are lower than in August, when a larger repair was paid for. Heating costs are up slightly as cooler weather begins.

Money in the bank accounts

AccountAugust 2026September 2026
Operating account9.460,20 €9.615,20 €
Maintenance reserve41.870,00 €45.038,00 €
Total51.330,20 €54.653,20 €

The operating account changes by the amount collected for operating costs minus the amount spent. The repair fund changes by the amount paid into it.

Signed originals

A real report links the signed originals, so anyone can check the page against the paper.

  • Monthly report signed by the property manager and the advisory boardScan, two pagesNo file in the sample
  • Bank statements for SeptemberOperating account and maintenance reserveNo file in the sample
  • Invoices for repairsDoorbell system, gutter cleaningNo file in the sample

Prepared by “Beispiel Hausverwaltung” (a fictional management company) and signed by two fictional advisory board members.

In a real report the figures are the board’s own and the signed originals are linked. Here nothing is real: there are no files behind this page.

Sample report. Building, figures and names are fictional.

The legal references are to the German Wohnungseigentumsgesetz (WEG), which speaks of owners, and, where marked, to the Austrian WEG 2002. A resident who rents should ask the landlord to raise a point with the manager.

What a good monthly report contains

A report residents can use answers questions they would otherwise have to ask the manager. The sample above has all eight parts. A report with fewer parts is not necessarily a bad one, but every missing part is a question you can ask.

  1. 1The month in four numbersWhat the owners paid in, what was spent, what is still owed, and what the account balances are. A report that cannot state these four figures plainly is hard to check.
  2. 2Spending by category, down to the line itemsA total alone says little. Cleaning, elevator service, utilities, repairs, and the management fee should each expand to show their line items, making it clear where the money went.
  3. 3The largest expenses firstA few line items usually account for most of the spending. Seeing them at the top lets you ask about the ones that matter.
  4. 4A comparison with last monthA line that doubled is a question to ask. A line that fell may mean something was fixed, or something was skipped.
  5. 5What was done and what is under waySpending is easier to judge next to the work it paid for, and next to what is planned.
  6. 6Requests, countedHow many came in, how many are closed and how many are open. Counts only: no names and no addresses.
  7. 7Balances on the bank accountsWhat is left, and in which account: the one for running costs and the one for repairs.
  8. 8Signed originals to check againstThe page is a reading aid. The signed paper is the record, and it should be one click away.

These eight parts are what the Unitify report page shows. What the law of your country requires of a manager is a separate question: see the legal sources on this page.

Check your own building

Answer for your own building: yes, partly or no. Skip what you do not know. The result tells you where to look first.

Click a selected answer again to clear it.

Accounts

I can see an itemized statement of what the building collected and spent, not only a total.
I can check my own balance and payments at any time without asking.
The manager can show that the building’s money is held in a separate account.

Requests

When I report a problem I get an acknowledgement with a reference number.
I can see the status of my request without calling.
Urgent problems (water, elevator, heating) are handled within hours, and I know whom to call out of hours.

Meetings and decisions

A meeting of the owners is held at least once a year, with notice and an agenda in good time.
Decisions of the owners reach everyone in writing or on a notice board.
Owners who cannot attend can still take part (proxy, written or online vote).

Reports and documents

The manager gives an annual report and the budget for the coming year.
I can inspect contracts and invoices on request.
Minutes, house rules and key documents are kept in one place I can reach.

Result

Answer the questions to see where you stand.

Nothing you enter here leaves this browser tab. It is kept for the tab only, so you do not lose your answers when you switch languages.

What you can expect and verify

Some of this is the law and some is good practice. Where there is a section of the act, it is cited; where there is none, the line says so.

Accounts

  • I can see an itemized statement of what the building collected and spent, not only a total.The manager prepares a Wirtschaftsplan for each calendar year and, after it, a Jahresabrechnung that also shows income and expenses (§ 28(1), (2) WEG).
  • I can check my own balance and payments at any time without asking.Not set out in the WEG as such. The Jahresabrechnung (§ 28(2)) and the Vermögensbericht (§ 28(4)) are the statutory reports; a running view of your own account is good practice.
  • The manager can show that the building’s money is held in a separate account.Good practice in Germany. In Austria all payments of the community must run through an account every owner can inspect (WEG 2002 § 20(6)).

Requests

  • When I report a problem I get an acknowledgement with a reference number.Good practice, not set by the act. Check the Verwaltervertrag.
  • I can see the status of my request without calling.Good practice, not set by the act. Ask whether the manager’s system shows status to residents.
  • Urgent problems (water, elevator, heating) are handled within hours, and I know whom to call out of hours.Good practice, not set by the act. The Verwaltervertrag may set response times: read them.

Meetings and decisions

  • A meeting of the owners is held at least once a year, with notice and an agenda in good time.The manager calls the owners’ meeting at least once a year (§ 24(1)), in text form and, as a rule, at least three weeks before (§ 24(4)).
  • Decisions of the owners reach everyone in writing or on a notice board.The manager takes minutes of the resolutions (§ 24(6)) and keeps a Beschluss-Sammlung, which an owner can ask to inspect (§ 24(7)). In Austria resolutions must be posted in the house and sent to every owner (WEG 2002 § 24(5)).
  • Owners who cannot attend can still take part (proxy, written or online vote).Owners can resolve that owners may take part without being present and exercise their rights electronically (§ 23(1) WEG). In Austria resolutions can also be made in writing (WEG 2002 § 24(1)).

Reports and documents

  • The manager gives an annual report and the budget for the coming year.The manager prepares the Wirtschaftsplan, the Jahresabrechnung and the Vermögensbericht (§ 28 WEG). The advisory board should check the plan and the statement before the vote (§ 29(2)).
  • I can inspect contracts and invoices on request.Every owner can ask the community for inspection of the management documents (§ 18(4) WEG). In Austria the manager must tell any owner on request what the management contract says about fees and scope (WEG 2002 § 20(7)).
  • Minutes, house rules and key documents are kept in one place I can reach.The manager keeps the Beschluss-Sammlung (§ 24(8)), and every owner receives the Vermögensbericht (§ 28(4)).

If it does not hold

Start with the cheapest step and move up only if it fails.

  1. 1

    Ask in writing

    Name the item and the date. Every owner can ask for inspection of the management documents (§ 18(4) WEG).

  2. 2

    Use the advisory board

    If there is an advisory board (Verwaltungsbeirat), it supports and monitors the manager and should check the plan and the statement before the vote (§ 29(2)).

  3. 3

    Require a meeting

    More than a quarter of the owners can require the manager to call a meeting by a request made in text form that states the purpose and reasons (§ 24(2)). If the manager refuses, the chair of the advisory board or an owner authorized by resolution can call it (§ 24(3)).

  4. 4

    Change the manager

    The manager can be dismissed at any time, and the contract ends at the latest six months later (§ 26(3)). The owners’ page shows the steps and how to compare offers.

  5. 5

    Challenge a resolution in time

    A resolution must be challenged in court within one month of the vote (§ 45). In Austria a court can dissolve the management contract on an owner’s application if the manager grossly breaches duties (WEG 2002 § 21(3)).

This is general information, not legal advice. For a dispute that is serious or urgent, talk to a lawyer who knows condominium law.

Legal sources

Every legal statement on this page comes from the text of the law itself. The quotes are in the original language.

  • WEG § 18(4)
    Jeder Wohnungseigentümer kann von der Gemeinschaft der Wohnungseigentümer Einsicht in die Verwaltungsunterlagen verlangen.
  • WEG § 23(1)
    Die Wohnungseigentümer können beschließen, dass Wohnungseigentümer an der Versammlung auch ohne Anwesenheit an deren Ort teilnehmen und sämtliche oder einzelne ihrer Rechte ganz oder teilweise im Wege elektronischer Kommunikation ausüben können.
  • WEG § 24(1)
    Die Versammlung der Wohnungseigentümer wird von dem Verwalter mindestens einmal im Jahr einberufen.
  • WEG § 24(2)
    wenn dies in Textform unter Angabe des Zwecks und der Gründe von mehr als einem Viertel der Wohnungseigentümer verlangt wird.
  • WEG § 24(3)
    Fehlt ein Verwalter oder weigert er sich pflichtwidrig, die Versammlung der Wohnungseigentümer einzuberufen, so kann die Versammlung auch durch den Vorsitzenden des Verwaltungsbeirats, dessen Vertreter oder einen durch Beschluss ermächtigten Wohnungseigentümer einberufen werden.
  • WEG § 24(4)
    Die Einberufung erfolgt in Textform. Die Frist der Einberufung soll, sofern nicht ein Fall besonderer Dringlichkeit vorliegt, mindestens drei Wochen betragen.
  • WEG § 24(6)
    Über die in der Versammlung gefassten Beschlüsse ist unverzüglich eine Niederschrift aufzunehmen.
  • WEG § 24(7)
    Es ist eine Beschluss-Sammlung zu führen.
  • WEG § 24(8)
    Die Beschluss-Sammlung ist von dem Verwalter zu führen.
  • WEG § 26(3)
    Der Verwalter kann jederzeit abberufen werden. Ein Vertrag mit dem Verwalter endet spätestens sechs Monate nach dessen Abberufung.
  • WEG § 28(1)
    Zu diesem Zweck hat der Verwalter jeweils für ein Kalenderjahr einen Wirtschaftsplan aufzustellen
  • WEG § 28(2)
    Zu diesem Zweck hat der Verwalter eine Abrechnung über den Wirtschaftsplan (Jahresabrechnung) aufzustellen, die darüber hinaus die Einnahmen und Ausgaben enthält.
  • WEG § 28(4)
    Der Verwalter hat nach Ablauf eines Kalenderjahres einen Vermögensbericht zu erstellen, der den Stand der in Absatz 1 Satz 1 bezeichneten Rücklagen und eine Aufstellung des wesentlichen Gemeinschaftsvermögens enthält. Der Vermögensbericht ist jedem Wohnungseigentümer zur Verfügung zu stellen.
  • WEG § 29(2)
    Der Verwaltungsbeirat unterstützt und überwacht den Verwalter bei der Durchführung seiner Aufgaben.
  • WEG § 45
    Die Anfechtungsklage muss innerhalb eines Monats nach der Beschlussfassung erhoben und innerhalb zweier Monate nach der Beschlussfassung begründet werden.
  • WEG 2002 (Austria) § 20(6)
    Der Verwalter hat alle die Eigentümergemeinschaft betreffenden Ein- und Auszahlungen entweder über ein für jeden Wohnungseigentümer einsehbares Eigenkonto der Eigentümergemeinschaft oder über ein ebenso einsehbares Anderkonto durchzuführen.
  • WEG 2002 (Austria) § 20(7)
    Der Verwalter hat auf Verlangen jedem Wohnungseigentümer Auskunft über den Inhalt des Verwaltungsvertrags, besonders über die Entgeltvereinbarungen und den Umfang der vereinbarten Leistungen,
  • WEG 2002 (Austria) § 21(3)
    Im Übrigen kann der Verwaltungsvertrag jederzeit aus wichtigen Gründen von der Eigentümergemeinschaft gekündigt oder bei grober Verletzung der Pflichten des Verwalters auf Antrag eines Wohnungseigentümers vom Gericht aufgelöst werden; bei Auflösung durch das Gericht ist die Wiederbestellung des Verwalters unzulässig.
  • WEG 2002 (Austria) § 24(1)
    Zur Willensbildung in der Eigentümergemeinschaft dient vornehmlich die Eigentümerversammlung, doch können Beschlüsse auch - allenfalls ergänzend zu den in einer Eigentümerversammlung abgegebenen Erklärungen - auf andere Weise, etwa auf schriftlichem Weg, zustande kommen.
  • WEG 2002 (Austria) § 24(5)
    Beschlüsse der Eigentümergemeinschaft sind jedem Wohnungseigentümer sowohl durch Anschlag an einer für alle Wohnungseigentümer deutlich sichtbaren Stelle des Hauses (bei mehreren Häusern oder mehreren Stiegenhäusern an einer entsprechenden Mehrzahl solcher Stellen) als auch durch Übersendung schriftlich zur Kenntnis zu bringen.

Checked against the primary texts on 22 October 2026.

This is general information, not legal advice. Laws change and your contract and governing documents matter: have a lawyer or notary check anything you act on.

Checking your Hausverwaltung: questions

Who can check the manager: owners or any resident?

The WEG gives its rights to owners. A resident who rents should ask the landlord, or an owner, to raise the point.

Can I see the management documents?

Every owner can ask the community for inspection of the management documents (§ 18(4) WEG), and an owner can ask to see the Beschluss-Sammlung (§ 24(7)).

How often must the owners meet?

The manager calls the owners’ meeting at least once a year (§ 24(1) WEG).

Does this apply in Austria?

The references are to the German WEG. Where the Austrian WEG 2002 differs, the lines say so. Austria has its own rules on the term and termination of the management contract (§ 21).

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Nothing leaves your browser. The result is calculated on the page and kept only for the tab.

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