Welcome to A&A gérance
We take on the management and the valuation of your co-ownership at every level. From the regular maintenance of the common areas to the administrative tasks, passing to the organization of the general assembly meetings or setting up the expense reports: you can count on our team. And to follow our actions it suffices to log on to your accounts online directly, if you so need to.
You want change in your co-ownership? Let’s discuss!
Technical management includes regular visits of our technicians to your residence. Qualified and professional, they verify the technical systems like the heating, the ventilation or the raising pumps. They also assure the general well-being of the residence.
You can choose the frequency of the visits: monthly, bimonthly or weekly, or even none if you have one of the owners doing it themselves. On top of the regular visits, our technicians can advise you or intervene directly in your apartment at preferential rates.
General assembly meeting
As the building manager, we organize and prepare the general assembly meetings. We check that the necessary documents are sent with the invitations so the proper decisions can be made. We assist the house council for revising the accounts and we assure the general assembly runs smoothly, especially taking care that the correct signatures are collected for the meeting. We write the minutes of the meeting that we make available via internet and execute the decisions made.
The administrative management is a vast area. Managing a co-ownership demands technical, legal and sometimes psychological knowledge to face the problems a residence might pose. We keep a technical register with documentation, put in place and accessible via internet, which keeps the owners informed of the on goings in their building, and to access the land registry plans, the accounts, the minutes and all other documents which are useful.
As required, we keep a doubly-entry accounting of your co-ownership. This means that for each entry we debit one account and credit another. The syndicate of owners has its own bank account separate from our accounts. And the end of the book year we present a balance sheet, a yearbook and a detail of the expenses.
Each owner gets a personalized expense report with the total of the costs of the building and the amount of their participation. The distinction is made between the private costs and the costs of the tenant.
At any time, an owner can consult his current balance and his/her the payments made via our internet site. The owners can also access all documents and invoices from the previous years.
When an owner does not accept the decisions of the general assembly meeting and does not contribute his part financially it’s the totality of the co-ownership that suffers. That’s why we send reminders before to induce payment and if that doesn’t work, we start up the collection procedure in front of the Luxembourg courts to obtain payment and seize the rent or the salary.
The syndicate does sometimes have to turn against the builder for building defects or against a third party to exercise its rights. In any case, our litigation service is there to help you every step of the way.
Managing the insurance claims
It is never fun but sometimes an insurance claim needs to be introduced for your building. These unexpected events sometimes underestimated by the owners, necessitate a good organization and follow-up to find an efficient solution to the problem. It does not suffice to declare the claim but further coordination with other companies is needed as to make sure the right repairs are done and organize the different surveys with technical engineers and insurance inspectors. Once the insurance claim closed, an expense report is made to validate the reimbursements from the insurance against the cost of the repairs.
Why choose us?
The real-estate investment you realised was the fruit of a long reflexion and financial efforts. As you know, managing an apartment is not a five-minute thing and does require a certain time investment, availability, and real knowledge of rules and technical issues. For all those reasons we invite you to consult us for a serene management of your property.
The advantages of A&A gérance
- A personal service
- A team of qualified members
- An internet access for consulting the proprerty
- Clear commitments in writing
- A quality service
- A reputation that upscales your property
They say it better than ourselves
Very professional and available. Always looking for solutions timely. Each request is exhausted in the best way.
Very satisfied of the service.
Thank you. Can only recommend.
One of the best Gerance companies in Luxembourg. Not only ptofessional but also passionate about giving a great service.
Do you have questions about management of your collective property? Our team will commit itself to answer you. If, however you should need more information, don’t hesitate to contact us directly.
Can a general assembly meeting which was called without the 15 day delay be sanctioned with an annulment ?
The general assembly meeting which was called with a delay of less than 15 days before the meeting date, if the general rules of the building do not specify a bigger delay, the meeting can only be annulled if the owner can prove he or she has suffered prejudice. (KRIEGER, G., La Copropriété, Portalis, 2018, p333) (Tr. arr. Lux., 14 déc. 1988, n° 607/88)
Can a building manager bill costs for transferring the archives of the building to the next building manager?
No, the former building manager can't bill anything for transferring the files to the new building manager. (La Copropriété, KRIEGER G., Portalis, 2018, p. 255) (C.A. Paris, 23ième ch B, 17 juin 1999, Loyers et copropriété, déc 1999, p. 16)
Can my neighbour play the piano during the day?
Yes, if the sound doesn’t become a nuisance. The intensity of radio and tv appliances like any other apparatus that produces sound, used within the building has to be regulated that it doesn’t annoy the neighbours.
Under no circumstance, such an apparatus can be used within a building when the windows or doors are open, neither on the balconies or in the outside air, if it may cause annoyance to third parties.
The prescriptions of the two previous paragraphs also apply to musical instruments of any kind and applies also to singing or declamations.
(Art. 21 Règlement général de police du 26 mars 2001 tel que modifié le 23 novembre 2015)
Where does the general assembly meeting need to be held?
Article 3 of the règlement grand-ducal prescribing the measures of execution of the law of the 16th of May 1975 concerning the statutes of co-ownership of existing constructions says that: ”Unless other stipulations are stated in the rules of co-ownership, the general assembly is held in the commune where the building is situated.”
This means that the meeting needs to be held in the commune where the building is situated but that the rules of co-ownership (règlement de copropriété) might offer another possibility. If the meeting is held in another commune, it will be without incidence on the validity of the decisions if all owners are present. If however the meeting is held in a commune not far away form the building, a request for annulment in the courts will not succeed unless the demanding party can prove harm was caused. The obligation to hold the meeting in the commune of the building is noted in the règlement grand-ducal of execution and not in the law itself. The principle of “law and order with no exceptions” given to the law is not given to the règlement grand-ducal of execution in Luxembourg, as it is in France.
(Trib. arr. Diekirch, 4 juin 2002; "La copropriété", KRIEGER G., Portalis éditions 2011, p209)