WEG Management in Germany: Tasks, Duties and Rights

The annual statement arrives late, water damage in the basement goes unrepaired for weeks and nobody answers your emails. That is usually the moment owners start asking what a WEG manager has to do and what they can demand.

This guide explains which tasks the German Condominium Act (Wohnungseigentumsgesetz, WEG) assigns to the manager, what they may decide without a resolution, what is not their job, and which steps you can take if the manager neglects their duties.

What is WEG management?Link to this section

WEG management is the person or company that manages the common property of a condominium owners' association (WEG) on behalf of all owners. The manager prepares the annual budget and annual statement, convenes the owners' meeting, carries out resolutions and looks after the upkeep of the building.

Property management (Hausverwaltung) is the umbrella term. WEG management is one form of it. The others are rental management for landlords of whole buildings and condominium unit management (Sondereigentumsverwaltung) for individual let apartments.

The owners' meeting appoints the manager by a simple majority of votes cast (Section 25 (1) and Section 26 (1) WEG). The appointment runs for no more than five years, and for no more than three years for the first appointment after the association is formed (Section 26 (2) WEG). The manager can be reappointed, but the resolution may be passed no earlier than one year before the term ends. Services and fees are set out in the management contract.

Would you like to know what managing your owners' association would cost? Request a free quote from Ralph.

What are the tasks of a WEG manager?Link to this section

A WEG manager's tasks fall into three areas: commercial (money and accounts), legal and organisational (meetings, resolutions, representation) and technical (upkeep of the building). What exactly is owed follows from the law, the association's resolutions and the management contract.

Commercial tasks

Annual budget: For each calendar year the manager draws up an annual budget (Wirtschaftsplan) with expected income and expenses. The owners vote on the amount of the monthly advance payments (Section 28 (1) WEG).
Annual statement: After the year ends, the manager settles the budget. On that basis the meeting decides on additional payments or adjusted advances (Section 28 (2) WEG). More in our article on the WEG annual statement.
Asset report: Each year the manager also prepares an asset report (Vermögensbericht) showing the reserves and the association's main assets. Every owner receives a copy (Section 28 (4) WEG).
Contributions and arrears: The manager collects the monthly owner contributions (Hausgeld), monitors payments and sends reminders. If a payment is still missing, the manager can start court payment proceedings for the association. The details are usually set out in the management contract or a resolution.
Accounts and reserve: The association's money belongs in a separate WEG account in the association's name, kept apart from the manager's own funds. This is also where the maintenance reserve is held. Building up an adequate reserve is part of proper management (Section 19 (2) no. 4 WEG).
Invoices and special levies: The manager checks and pays contractors' invoices. If the meeting approves a special levy, the manager calculates each owner's share and collects it.

Legal and organisational tasks

Owners' meeting: The manager convenes the owners' meeting at least once a year (Section 24 (1) WEG), in text form and usually with at least three weeks' notice (Section 24 (4) WEG). The manager chairs the meeting unless the owners decide otherwise (Section 24 (5) WEG).
Online participation and virtual meetings: The association can decide that owners may take part online (Section 23 (1) WEG). With three quarters of the votes cast, it can also decide to hold fully virtual meetings for up to three years (Section 23 (1a) WEG). The manager organises the technology. Participation and voting must be comparable to an in-person meeting. Associations that decide on virtual meetings before the end of 2027 must still hold an in-person meeting once a year up to and including 2028, unless all owners waive this unanimously (Section 48 (6) WEG).
Minutes and register of resolutions: Minutes of the resolutions must be taken without delay (Section 24 (6) WEG). The manager also keeps the register of resolutions (Beschluss-Sammlung), in which every resolution is entered with its date (Section 24 (7) and (8) WEG).
Carrying out resolutions: The manager implements what the meeting decides, from a maintenance contract to a facade renovation. The manager also prepares circular resolutions passed without a meeting (Section 23 (3) WEG).
Representing the association: The manager represents the association towards contractors, insurers, authorities and in court (Section 9b (1) WEG). If an owner sues over a resolution, the manager must inform all other owners without delay (Section 44 (2) WEG).
Access to records: Every owner can ask to inspect the management records, such as contracts, invoices, bank statements and correspondence (Section 18 (4) WEG). In practice, the manager arranges this.
House rules: The manager makes sure the house rules are followed and addresses breaches.

Technical tasks

Upkeep of the common property: Proper management includes maintaining the common property, such as the roof, facade, stairwell, pipes and heating system (Section 19 (2) no. 2 WEG). The manager keeps an eye on the building's condition, reports what needs doing and prepares larger works for a vote.
Quotes and contractors: For approved works the manager obtains comparable quotes, hires firms, supervises the work and signs it off.
Servicing and inspections: Lifts, heating, fire safety equipment and the drinking water system need regular servicing and inspections. The manager signs the necessary contracts and keeps track of the dates.
Damage and insurance: After storm or water damage, the manager makes sure the damage is contained and repaired and handles the claim with the building insurer. Adequate insurance at replacement value is part of proper management (Section 19 (2) no. 3 WEG).
Safety on the property: Winter gritting, lighting, the playground and trees on the property must be looked after so nobody gets hurt. The manager organises this, usually through caretaker and gardening services.

Rights and duties of the WEG managerLink to this section

Since the WEG reform of 1 December 2020, the manager acts as a body of the owners' association (Gemeinschaft der Wohnungseigentümer, GdWE). The manager's contractual partner is the association, not the individual owner. This explains why some rights managers used to have now lie with the owners.

The duties of the WEG manager

The statutory duties are spread across the WEG rather than listed in one place. The main ones:

convene at least one owners' meeting a year, and also whenever more than a quarter of the owners ask for one in text form, stating the purpose and reasons (Section 24 (1) and (2) WEG)
keep the register of resolutions (Section 24 (8) WEG)
prepare the annual budget, the annual statement and the asset report (Section 28 WEG)
take care of minor matters and meet deadlines (Section 27 (1) WEG)
inform the owners about lawsuits over resolutions (Section 44 (2) WEG)

Further duties come from the management contract, for example fixed contact hours, property inspections or documents for owners' tax returns.

The rights of the WEG manager: what can they decide alone?

Without a resolution the manager may only take two kinds of measures (Section 27 (1) WEG):

measures of minor importance that do not lead to significant obligations, such as a small repair to the front door or ordering grit for the winter
measures needed to meet a deadline or avert a disadvantage, such as calling an emergency plumber after a burst pipe

Everything else is decided by the owners' meeting, usually by a simple majority. The association can widen or narrow the manager's scope by resolution (Section 27 (2) WEG), for example with a value limit per order.

The consent of all owners is needed only in exceptional cases: for an agreement that departs from the statute or changes the community rules (Section 10 (1) WEG), and for a circular resolution, unless the association has previously decided that a majority is enough for that matter (Section 23 (3) WEG).

Towards third parties, on the other hand, the manager's power of representation is comprehensive. A contract the manager signs in the association's name generally binds the association, and internal limits have no effect on third parties (Section 9b (1) WEG). Only property purchase and loan agreements always require a resolution. If the manager exceeds their authority, they may be liable to the association for damages.

The manager chairs the owners' meeting and is entitled to the agreed fee. Since 2020, however, the manager can no longer sue over resolutions. Only owners can bring an action to annul a resolution, and it is directed against the association (Section 44 (1) and (2) WEG). This also applies to a resolution removing the manager.

What is not part of a WEG manager's job?Link to this section

The WEG manager is responsible for the common property. What happens in and on your own apartment is generally your business:

Your own unit: Interior doors, floor coverings, bathroom fittings and pipes beyond the first shut-off point in the apartment are usually part of the individual unit (Sondereigentum). The exact split is set out in the declaration of division (Teilungserklärung).
Let apartments: The WEG manager does not prepare the service charge statement for your tenants, find tenants or manage tenancy agreements. The WEG annual statement only provides the figures for it. These tasks are covered by condominium unit management, which you commission separately.
Disputes between neighbours: A conflict between two owners that does not affect the common property is not a management task. The manager can mediate but cannot decide.
Legal advice: Advice on your personal legal questions is not part of the manager's job. For that you need a lawyer.

How do owners keep the manager in check?Link to this section

Oversight lies with the association. The law gives you several tools:

Advisory board: The advisory board (Verwaltungsbeirat) supports and monitors the manager. It should review the annual budget and annual statement before the meeting votes on them (Section 29 (2) WEG).
Access to records: You can inspect receipts, contracts and bank statements at any time (Section 18 (4) WEG). With a digital property manager, this is often possible online.
Asset report: Once a year it shows how much money is in the reserve and what assets the association has.
Discharge: By granting discharge (Entlastung), the association waives known claims against the manager. Only vote in favour if you have no open concerns.

What can you do if the WEG manager neglects their duties?Link to this section

If the manager is not doing their job, it is best to proceed step by step. Each step lays the groundwork for the next.

Put it in writing: Describe the failure specifically, for example the missing annual statement, and set a reasonable deadline. Send it by email or letter and keep a copy.
Involve the advisory board: The chair of the advisory board represents the association towards the manager (Section 9b (2) WEG). A complaint raised through the board therefore carries more weight than a single email.
Demand a meeting: If more than a quarter of the owners ask for a meeting in text form, the manager must convene it (Section 24 (2) WEG). If the manager refuses in breach of duty, the chair of the advisory board may send the invitation (Section 24 (3) WEG). Our article on the extraordinary owners' meeting explains how this works.
Remove the manager: The association can remove the manager at any time by a simple majority, without needing good cause. The management contract ends no later than six months afterwards (Section 26 (3) WEG). How to prepare the change is covered in our guide to changing the WEG manager.
Go to court: Every owner is entitled to proper management (Section 18 (2) WEG). If the meeting fails to pass a necessary resolution, an owner can ask the court to pass it instead (Section 44 (1) WEG). A flawed resolution can be challenged within one month (Section 45 WEG).

The manager is liable to the association under the management contract for damage caused by breaches of duty. Such claims are brought by the association, not by individual owners.

What does WEG management cost?Link to this section

For new management contracts, the basic fee in 2026 is usually between 29.75 and 47.60 euros gross per unit per month (CRES fee study 2026). Small associations pay more per unit than large ones, because many tasks arise regardless of the number of apartments.

On top of this come extra services not included in the basic fee, such as an extraordinary meeting or overseeing a major renovation. Which services the basic fee covers is set out in the management contract. How to compare quotes and which prices are usual for which property size is covered in our overview What does a property manager cost?

Frequently asked questions about WEG managementLink to this section

Does a WEG have to have a manager?

No, the law does not require one. Without a manager, however, all owners represent the association jointly (Section 9b (1) WEG), which becomes tedious as soon as a contractor needs hiring. In addition, every owner can demand that a certified manager be appointed (Section 19 (2) no. 6 WEG). More in our article on a WEG without a manager.

Can a WEG manage itself?

Yes. The association can appoint one of the owners as manager. If the property has fewer than nine units, this person does not need to be certified as long as fewer than a third of the owners demand a certified manager (Section 19 (2) no. 6 WEG). From nine units, any owner can demand certification. Read more in our article on WEG self-management.

Who is allowed to manage a WEG?

Any natural or legal person can be a manager. Since 1 December 2023, owners can demand a certified manager. The exam is taken before the Chamber of Industry and Commerce (IHK) (Section 26a WEG). Details in our article on the certified manager.

Is the WEG manager liable for mistakes?

Yes. If the manager culpably breaches their duties, for example by missing a deadline or failing to report damage, they are liable to the association for damages. The association brings these claims. Commercial WEG managers need a licence under Section 34c of the Trade Regulation Act (Gewerbeordnung) and must prove professional liability insurance to get it.

What is a WEG manager not allowed to do?

The manager may not award larger contracts or sign property purchase or loan agreements without a resolution, and may not mix the association's money with their own. The manager cannot change the community rules (Gemeinschaftsordnung) or the cost allocation key; only the owners can. Since 2020 the manager can no longer sue over resolutions of the meeting.

What does proper management mean?

Management is proper (ordnungsmäßig) if it serves the interests of all owners at reasonable discretion and complies with the law, agreements and resolutions (Section 18 (2) WEG). According to Section 19 (2) WEG this includes in particular house rules, upkeep of the common property, adequate insurance, a maintenance reserve, setting the advance payments and, on request, appointing a certified manager. Every owner can demand this kind of management from the association.

How long is a WEG manager appointed for?

For no more than five years, and for no more than three years for the first appointment after the association is formed (Section 26 (2) WEG). Shorter terms are possible. Regardless of the term, the association can remove the manager at any time.

Is the WEG manager also responsible for my let apartment?

No. The WEG manager looks after the common property. Tenancy agreements, communication with tenants and the service charge statement for your tenants are handled by condominium unit management, which you can commission separately.

Methodology and sourcesLink to this section

We checked all legal statements against the statute text as of 19 October 2026. The cost range comes from the study listed below, the breakdown by property size from our cost guide.

Condominium Act (WEG), Federal Ministry of Justice: Sections 9b, 10, 18, 19, 23 to 29, 44, 45 and 48 as in force since 1 December 2020, Section 23 (1a) in force since 17 October 2024
Trade Regulation Act, Section 34c, Federal Ministry of Justice: licence requirement and professional liability insurance for residential property managers
Fee study 2026 (Verwalterentgeltstudie), Center for Real Estate Studies (CRES) on behalf of IVD and BVI, published 22 April 2026: gross figures for new contracts

Have you met Ralph?Link to this section

Ralph provides WEG management for owners' associations with certified property managers. You can view the annual budget, annual statement, receipts and minutes at any time in the Ralph portal, and owners' meetings take place in person, hybrid or virtually.

Thinking about changing your manager? Request a free quote and we will get back to you.