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Property & WEG Management

DOMUS

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Panel rating · 6 judges · How to read the stars

Category median

Sovereignty: 1 of 4 dimensions proven

0–5 in half steps. 5 means the rubric's top anchor is met on the evidence.

by DOMUS Software AG · www.domus-software.de

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Read this page as one judge. Each weighs the same scores by what they care about.

The Portfolio Manager

Weighted verdict

Runs a firm managing several thousand units and lives on throughput. Wants statutory inspections scheduled with proof stored, defects that route to the right trade, multi-community reporting, and onboarding a new WEG that takes days rather than a quarter.

Same scores as the panel view — this lens weights them the way this judge cares.

Scored by The Portfolio Manager

Wirtschaftsplan, Jahresabrechnung & Rücklage

How this is scored

The statutory financial cycle: business plan, annual settlement in the form the law and the BGH require, distribution keys, and the separate handling of reserve funds held in trust for the community.

0 — General bookkeeping only; no Wirtschaftsplan, no Jahresabrechnung, no distribution keys, reserves treated as ordinary balances.

3 — Templates that help a human produce the documents, with distribution keys entered by hand and no separation of the Rücklage.

5 — Wirtschaftsplan and Jahresabrechnung generated from the ledger with configurable distribution keys (MEA, units, consumption), and reserves booked separately.

8 — Settlement in the post-2021 BGH form with the Abrechnungsspitze shown separately, Vermögensbericht produced, heating-cost apportionment per HeizkostenV integrated, owner-change apportionment mid-year handled, and Hausgeld arrears tracked with dunning.

10 — The whole financial year is discharged inside the system: multi-community bookkeeping with strict per-WEG separation, trust accounting for reserves with its own reporting, settlement documents an accountant would sign, and the arithmetic auditable back to individual postings.

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The Portfolio Manager

There are dedicated product pages for booking the Wirtschaftsplan and for producing the Hausgeld settlement under WEG 2.0, which puts the statutory cycle inside the product rather than in Excel. Beyond those page topics we found no public information on configurable distribution keys, separate trust handling of the reserve, or a separately shown Abrechnungsspitze — the details that decide whether a settlement survives a contested owners' meeting. 4 5

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Eigentümerversammlung & Beschluss-Sammlung

How this is scored

Convening, running and recording the owners' meeting — including the resolution register the law requires the administrator to maintain, and the majority arithmetic that decides whether a resolution stands.

0 — No meeting support; invitations and minutes are written elsewhere and the Beschluss-Sammlung is a document somewhere.

3 — Invitation templates and a place to store minutes, but no agenda structure, no voting support and no maintained resolution register.

5 — Agenda-driven invitations respecting the notice period, attendance and proxy recording, voting with the common majority types, and a Beschluss-Sammlung kept as a numbered register.

8 — Quorum and majority computed per resolution type including MEA-weighted and qualified majorities, proxies and voting restrictions handled, minutes generated from the recorded votes, and the register maintained continuously with amendment and invalidation notes as § 24 (7) requires.

10 — The meeting is conducted in the system: hybrid or written circulation procedures supported with their own legal rules, contested resolutions flagged within the challenge period, the register complete and exportable as evidence, and every entry traceable to the meeting that produced it.

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The Portfolio Manager

Homecase carries an Abstimmungsmodul for online owners' meetings plus newly published WEG meeting functions, so meetings are genuinely conducted in the system rather than on paper. We found no public information on quorum and majority computation, proxy handling, or a continuously maintained Beschluss-Sammlung with amendment and invalidation notes — the register is the first thing an owner's lawyer asks me for. 6 7

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Owner & tenant self-service

How this is scored

How an owner exercises their right to see the records, and how much routine correspondence the portal removes: statements, documents, meeting papers, defect reporting.

0 — No portal; every request is answered by email or post.

3 — A document download area with no per-owner scoping — everyone sees the same folder, or access is by emailed link.

5 — Per-owner login showing their own statements, documents and meeting papers, with a defect or request form that reaches the administrator.

8 — Owners and tenants scoped separately with correct visibility, meeting papers and voting available in the portal, defect reports with status visible to the reporter, and consumption or arrears shown per unit.

10 — The portal discharges the disclosure duty: every record an owner is entitled to see available on demand with an access log, tenant and owner views strictly separated, notifications for statutory deadlines, and enough self-service that routine correspondence largely disappears.

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The Portfolio Manager

Documents are placed online for owners in Homecase and a service-case portal exists, but we found no public information on per-owner scoping, personal statements, or defect status visible to the reporter. Without confirmed scoping I cannot put one owner's arrears or settlement in front of another owner's eyes. 11 8

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Maintenance, defects & contractors

How this is scored

The building side: defect intake and tracking, recurring maintenance obligations, contractor assignment, and the evidence trail when something goes wrong.

0 — Defects arrive by phone and live in a notebook; no maintenance schedule.

3 — A ticket or note list per property, contractors contacted outside the system, no recurring maintenance calendar.

5 — Defect records per unit or property with status and photos, contractor assignment with a work order, and a recurring maintenance schedule with reminders.

8 — Warranty and Gewährleistung periods tracked against the responsible trade, statutory inspections (lift, heating, fire safety, drinking-water) scheduled with proof of completion stored, quotes and invoices linked to the defect, and cost allocated to the correct account.

10 — A defensible operating record: every obligation, inspection and defect with its evidence and dates, contractor performance visible, budget consumption against the Wirtschaftsplan tracked live, and a history that answers the question of what the administrator knew and when.

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The Portfolio Manager

A ServiceCase maintenance portal combined with a communication platform that connects our craftsmen and service providers directly is real routing infrastructure, not a phone notebook. We found no public information on recurring maintenance calendars, warranty periods tracked against the responsible trade, or statutory lift, heating, fire-safety and drinking-water inspections with proof of completion stored — exactly the operating record I need when something fails. 8 9

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Documents, retention & handover

How this is scored

The archive and the exit. A Verwalter's appointment is finite by law, and the records belong to the community — so handover is a statutory event, not a support ticket.

0 — Documents live on a shared drive; no retention rules, and handover means copying folders.

3 — Central document storage per property with folders and upload, but no versioning, no retention policy and no defined handover export.

5 — Structured document management per property and unit with search, retention periods stated, and a documented export of a community's records.

8 — Full-text search across the archive, version history, documents linked to the resolutions and settlements that reference them, and a complete handover package (ledger, register, documents, master data) in open formats.

10 — Handover is a first-class feature rather than an obstacle: a complete, structured export a successor administrator can actually load, retention executed per statutory period, an access log over the archive, and no commercial friction placed in the way of a community leaving.

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The Portfolio Manager

A reports and data-export function and online document placement exist, but we found no public information on version history, retention periods for community records, or a structured handover package a successor administrator could actually load. When I onboard a new WEG in days, the incumbent's exit story matters as much as my entry. 10 11

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European sovereignty

How this is scored

Where the community's financial and personal records live, who the contracting entity is, and which subprocessors touch them. Independently sourced by the sovereignty pipeline; scored here as this buyer weighs it.

0 — Non-EU vendor and contracting entity, hosting unstated or non-EU, subprocessors unnamed.

3 — EU hosting offered as an option while the contracting entity is non-EU, or the subprocessor list is absent.

5 — EU hosting as standard and an EU contracting entity, but parts of the chain — document OCR, AI features, support tooling — are non-EU without an explained safeguard.

8 — German or EU hosting on named infrastructure, EU contracting entity, complete subprocessor list published, any non-EU processing named with its legal basis.

10 — Sovereign end to end and evidenced: vendor, entity, hosting and every subprocessor European, certification published, and an export that keeps the community compliant for the full retention period after the appointment ends.

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The Portfolio Manager

The contracting entity is a German AG registered in Munich, web analytics run self-hosted, and third-country transfers are framed under EU adequacy decisions or standard contractual clauses. Hosting location for the actual management data is unstated and we found no public information on subprocessors — silence I cannot underwrite for thousands of owners' records. 2 3

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Pricing transparency not rated — the vendor publishes no price

How this is scored

Whether an administrator can compute the real annual cost for the units under management — including modules, per-community fees and setup — from public pages alone.

0 — No public prices at all; every quote is a sales conversation.

3 — A per-unit or per-community headline exists, but modules, minimum terms, setup or migration fees are unstated.

5 — Per-unit or per-community prices public with billing period stated, but at least one commonly needed piece (portal, accounting module, document storage) sits in an unpriced bundle.

8 — Every tier and module priced publicly with per-unit maths, minimum term, setup and migration costs and VAT treatment stated; only genuinely custom enterprise work lacks a number.

10 — Complete price computability: annual invoice derivable for a given number of units and communities including every module, with no per-seat surprises and any exit or export fee stated outright.

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The Portfolio Manager

Every route to a number runs through a quote request inside a Beratungsgespräch or the online shop of the sales partner TSA Solution GmbH, and we found no public prices, per-unit or per-community. I cannot compute the annual cost for my portfolio from what is published, which for a multi-thousand-unit book is disqualifying. 3

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European sovereignty — proven facts

1 of 4 dimensions proven

Built only from facts shown on the vendor's own pages. A dimension we could not prove is left open, not scored as zero.

Ownership Not determined — uncited Report an error
Data residency Not determined — uncited Report an error
Subprocessors Not determined ⚠ unverified — uncited Report an error

Where this could be wrong

What we left out

A claim that does not survive our checks costs us the claim, not the page. This is what was taken off this one.

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Sources (11)

The pages every claim on this page was read from — each one checked, dated, and kept verifiable.

  1. 1 Vendor homepage www.domus-software.de Checked 15 Sep 2026 Details →
  2. 2 Imprint www.domus-software.de Checked 15 Sep 2026 Details →
  3. 3 Privacy policy www.domus-software.de Checked 15 Sep 2026 Details →
  4. 4 Wirtschaftsplan, Jahresabrechnung & Rücklage — found from sitemap www.domus-software.de Checked 1 Oct 2026 Details →
  5. 5 Wirtschaftsplan, Jahresabrechnung & Rücklage — found from sitemap www.domus-software.de Checked 1 Oct 2026 Details →
  6. 6 Eigentümerversammlung & Beschluss-Sammlung — found from sitemap www.domus-software.de Checked 1 Oct 2026 Details →
  7. 7 Eigentümerversammlung & Beschluss-Sammlung — found from sitemap www.domus-software.de Checked 1 Oct 2026 Details →
  8. 8 Maintenance, defects & contractors — found from sitemap www.domus-software.de Checked 1 Oct 2026 Details →
  9. 9 Maintenance, defects & contractors — found from sitemap www.domus-software.de Checked 1 Oct 2026 Details →
  10. 10 Documents, retention & handover — found from sitemap www.domus-software.de Checked 1 Oct 2026 Details →
  11. 11 Documents, retention & handover — found from sitemap www.domus-software.de Checked 1 Oct 2026 Details →