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.
What fees are to be paid when selling your property in a co-ownership?
The building manager calculates the expense report of the current owner till the selling date, or the date of possession by the new owner. Only the amounts due at the date of sale are to be paid by the seller. The amounts due after the sale date, or the date of possession, are to be paid by the buyer. The buyer can recuperate the amounts due from the seller. The total expense report is in any way only due after the approval by the General Assembly (G. KRIEGER, La Copropriété, Portalis 2018, p450). The building manager does not have to respect the clauses in the notary deed. All clauses agreed upon in the notary deed are law between the seller and buyer, but do not legally bind third parties, not the syndicate of owners, nor the building manager. (G. KRIEGER, La Copropriété, Portalis 2018, p156).
Example: Seller A sells his apartment to buyer B on the 1st of December 2021 with B taking possession on the 15th of December 2021. On the 15th of November 2021 the notary asks the building manager to communicate the amount due of seller A. The fees for seller A are 200 € per month as decided in the budget by the General Assembly on the 31st of March 2021. The seller A has stopped paying the fees as from October 2021. In the co-ownership it was decided to change the heating system during the assembly on the 31st of March 2021 with 1 200 € being the part to pay by seller A. On the 15th of April 2021 the building manager did a call of funds for 25% of the amount for the heating system so 300 € for seller A which he did not pay yet. The building manager receives the final bill for the heating system on the 20th of December 2021. The building manager finishes the expense report for 2021 on the 21st of February 2022 and seller A owns 2 313.45 € for the year 2021. The building manager holds the general assembly meeting on the 7th of April 2022 which approves the expense report.
The expense report for the notary sent by the building manager on the 15th of November 2021 will therefore be 11 times the budget of 200 € plus the 300 € for the heating system. The syndic certificate made by the building manager to the notary will claim 400 € for the fees not paid for October and November, the 300 € not paid for the call for funds and that another 700 € will be due later for the heating system. The building manager can claim the remaining 900 € from the buyer as from the 20th of December 2021. The buyer can reclaim the 900 € from the seller. As from the 7th of April 2022 the building manager can claim the difference of the expense report being 2 313.45 € - 2 200 € = 113.45 € from the buyer, who can claim it from the seller.
In practice the building manager can inform each time the seller to claim the amounts to avoid going via the buyer. If the seller agrees there is no issue. If the seller doesn’t agree the easiest option for the building manager is to claim the fees from the buyer as he still has a contractual link with the buyer and because the buyer is jointly bound to pay the fees due for the previous accounting period plus the months of the year that the sale took place (G. KRIEGER, La Copropriété, Portalis 2018, p510).
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)