Owners' association management, by contrast, is charged per flat. Depending on the size of the building, 25 to 60 euros net per unit per month is common. The type of management determines which pricing model applies to you. Those are the market figures. Whether a manager is worth the fee depends on something else: what they actually do for it.
Owners' association or apartment building management?
The term property management covers two different jobs. Owners' association management looks after the shared property of a condominium association: many owners in one building, owners' meetings, service charges and resolutions. Apartment building management, also called rental management, looks after your entire building and all its tenancies, from selecting tenants to coordinating renovations.
That distinction determines the bill. Owners' association management is generally charged per flat per month. Apartment building management is usually charged as a percentage of rental income, commonly 4 to 7 per cent of the net rent, although fixed fees per unit also exist. We manage entire apartment buildings, not condominium associations.
The price ranges in detail
With a per-unit fee, the size of the building matters. For two to five flats, the usual range is 45 to 60 euros net per flat per month; for ten or more, 25 to 40 euros; for large portfolios, less. Under the percentage model, a flat bringing in 1,000 euros in monthly rent costs 40 to 70 euros at a rate of 4 to 7 per cent. Hamburg prices tend to sit towards the upper end of German market ranges.
One detail is easy to miss. If you let residential property, you cannot reclaim VAT as input tax. A net fee of 30 euros therefore costs you 35.70 euros. Always compare gross figures.
What the basic fee should include
Commercial management includes monitoring rent payments, preparing legally sound service charge statements, bookkeeping with an income and expenditure statement, and communicating with tenants. Technical management includes regular inspections, coordinating tradespeople, maintenance contracts and handling insurance claims.
Ask for the schedule of services in writing. Anything missing from it will cost extra later.
Common additional charges
Three items appear as special fees in almost every management agreement: supervising larger renovations at 1.5 to 5 per cent of the project cost, debt collection at around 10 to 50 euros per reminder, and flat inspections or handovers at roughly 80 to 180 euros per appointment. All are negotiable and should be agreed in the contract before you instruct anyone. A reputable quotation does not hide them in the small print.
Can management costs be passed on or deducted?
You cannot pass management costs on to residential tenants. The German Operating Costs Ordinance expressly excludes them (§ 1(2)(1) BetrKV), and in 2018 the Federal Court of Justice also rejected separately agreed management charges in residential tenancy agreements (case VIII ZR 254/17). The costs can, however, reduce your tax bill: they count in full as expenses associated with rental income on Annex V of your tax return. Ask your tax adviser about the details.
What a difference of ten euros a month really costs
Consider this: the difference between management at 28 and 38 euros per unit is 1,200 euros a year for ten flats. A single month of vacancy in an 80-square-metre flat in Hamburg costs more. So can a service charge claim lost because the statement was sent too late. Good management earns its fee in places no invoice shows: tenants who stay, statements that stand up to scrutiny, and a roof repaired before the damage becomes expensive.
How can you recognise a reliable quotation?
A reliable price starts with a visit. Anyone quoting without seeing your building is guessing; its condition, tenants and renovation history determine the work involved. Look for a complete schedule of services, clearly stated additional fees and evidence of how long owners stay with the company. Their length of stay tells you more than any brochure.
van de Loo at a glance
Gefühl für Räume · van de Loo Immobilien & Hausverwaltung · apartment building management in Hamburg, Berlin and Dresden · owner-managed by Bettina van de Loo · more than 25 years in the Hamburg market · 4.9 out of 5 stars from 69 Google reviews · some owners have stayed with us for around 20 years
Frequently asked questions
What is the difference between owners' association and apartment building management? Owners' association management looks after the shared property of a condominium association and charges per unit. Apartment building management looks after an entire rental building for its owner and usually charges a percentage of net rent. van de Loo manages entire apartment buildings, not condominium associations.
How much does property management cost per flat in Hamburg? Managing an apartment building in Hamburg usually costs 4 to 7 per cent of monthly net rent. Owners' association management costs around 25 to 60 euros net per flat per month, depending on building size. Smaller buildings pay more per unit than larger ones.
Can I pass management costs on to my tenants? No. In residential lettings, management costs are not recoverable operating costs (§ 1(2)(1) BetrKV). A separate flat fee in the tenancy agreement will not stand up in court either. They are, however, fully deductible as expenses associated with rental income.
Is management worthwhile for a small apartment building? It can be worthwhile even for a small building once service charge statements, coordinating tradespeople or changes of tenant become a constant burden; avoiding costly mistakes also matters. With only two or three flats, short distances and some time to spare, you may still be able to do much of it yourself. Until then.
How much does management by van de Loo cost? We quote after visiting the property, because the work and condition of each building differ. You then receive a written offer with a complete schedule of services and all additional charges.
Conclusion and contact
Would you like to know what it would cost us to manage your building? We will visit it and then give you a figure you can rely on. Call 040 50 09 06 04.
As at 3 October 2026. Sources: Federal Court of Justice case VIII ZR 254/17; German Operating Costs Ordinance; German property management comparison platforms' market assessments for 2025/2026.
