Homeowners’ association at a glance

A condominium owners’ association (WEG) is a community of owners who own one or more apartments in a common building. So when you buy an apartment unit in a property, you automatically become a co-owner and a part of the community of owners. Explore Real Estate Germany.

The community of owners can be described like this:

Community of all owners of a property.

The community of owners is responsible for the management, maintenance and modernization of the common property. Decisions are made at the owners’ meeting, where each owner has one vote. An administrator is appointed to represent the interests of the owners and is responsible for the management and maintenance of the common property. The condominium owners’ association is a legal entity and can, for example, conclude contracts or appear in court.

Homeowners’ association at a glance:

• A WEG is the community of all owners of a property
• Each owner can represent his right to vote at the meeting of owners
• Each owner has a certain co-ownership share in the common property
• Each member of a WEG must bear costs for the common property
• Each owner is responsible for his or her own special property
• Each owner has to fulfill certain rights and obligations
• Each COA must have certain documents that set out rules and boundaries

Ownership shares and common property

The distribution of property in a condominium owners’ association is defined in the declaration of division. There, it is described in detail which parts of the building are assigned to separate property and which are considered common property.

Each owner has a co-ownership share in the common property of the building, such as the land, the facade, the staircase or the roof. The size of the share depends on the size of the respective apartment in relation to the total living space of the building.

For this purpose, each owner occupies special ownership of his or her apartment. This means that he has sole ownership of his apartment and can use and manage it freely.

This is the right of each owner:

• Co-owner of the common property
• Special ownership of own apartment

Rights and duties of the WEG

Each owner of a condominium association has certain rights and obligations arising from the Condominium Act and the declaration of division. In this section, we will look at these aspects in more detail and explain what rights and obligations an owner has.

The rights and obligations in a WEG include:

• Management
• Maintenance
• Owners’ meeting
• Resolutions

Management and maintenance

The owners are jointly responsible for the management and maintenance of the common property. This includes, for example, the maintenance of the garden, the cleaning of the staircase or the repair of the roof. The costs are apportioned to the owners in proportion to their ownership shares.

This duty has every owner:

• Responsible for common property
• Responsible for internal or external management

Participation in the owners’ meeting

The owners’ meeting is the central body of the condominium owners’ association and is used to make important decisions for the common property. It is therefore important that the owners attend the meeting and express their opinions. However, there is no obligation to attend.

Minutes of the owners’ meeting must be kept and signed by an owner and the administrator. The minutes must contain all resolutions passed and voting results.

Are you interested in the topic of owners’ meetings? Learn more here!

• Owners’ meeting

Voting procedure and resolution

In the owners’ meeting, decisions are made by voting. There are different voting procedures, e.g. simple majority, qualified majority or unanimous decision. A resolution is only valid if it has been properly passed and does not violate any laws or the declaration of division.

House Rules, Declaration of Partition & Co.

In order to regulate the ownership shares in a house with several parties and to guarantee a harmonious living together, a written order is needed. Therefore, every multi-party house has a declaration of division, community rules and house rules.

The house rules are the most important document and, from the legal point of view, the first place to regulate the operation in a multi-apartment building. They are drawn up by the homeowners’ association or the appointed manager and are an obligation for them.

The community rules regulate all regulations and laws for living together in the residential complex and are legally behind the house rules. Since the community rules can be determined by the owners themselves, changes may be decided unanimously at the owners’ meeting.

The declaration of division of a property exists whenever the overall property is split into individual parts, such as individual residential units. It therefore describes the formal division of the property and thereby defines the rights and obligations of the owners.

Order of the WEG at a glance:

• House rules: regulates operation in multi-apartment building
• Community rules: regulates all the rules and laws for living together in the residential complex.
• Declaration of division: thus describes the formal division of the property

Why parking spaces and garages are increasing in value

Parking spaces are considered the underestimated asset class in the real estate market. Three drivers are causing structurally rising prices in the coming years:

• E-mobility: Parking spaces with a Wallbox connection or pre-installed charging infrastructure can command price premiums of 2,000 to 10,000 euros compared to spaces without such equipment. Those who equip now can sell for a higher price.
• Urban density: New residential areas are increasingly being built without underground garages (cost pressure), existing parking spaces in densely populated areas are becoming scarcer and therefore more valuable.
• Elimination of parking obligation: Several federal states have relaxed or abolished the parking requirement for new buildings. The existing supply will shrink in the long term, while demand remains stable.

Parking spaces in A-cities have increased in price by an average of 40 to 70 percent between 2015 and 2025 — with significantly less administrative effort than rental apartments.

Types of parking spaces — what you own and what it means

Before the sale, you need to know what you legally own. The terms are used synonymously in everyday language, but legally and in the sales process, they make a significant difference.

Special ownership or special usage right — am I even allowed to sell?

The decisive point before any sale: Is your parking space recorded in the land register with its own page (special ownership) — or do you only have an exclusive usage right over the common property (special usage right)? The answer determines whether you are allowed to sell freely or whether the consent of all co-owners is required.

The binding information is provided by the division declaration. There, the community of owners has determined whether your parking space is special ownership or only establishes a special usage right. In doubt: look into the land register or inquire with the WEG management.

Rule of thumb according to construction type

1. Ground-level without walls: usually a special usage right — sale only with WEG approval.
2. Underground garage parking space with marking: eligible for special ownership (WEG §3 — marked garage parking spaces are considered “closed rooms”).
3. Single garage / locked garage: Separate ownership, free sale possible.

Rating: What is my parking space worth?

Price formation follows three levers: location, construction type, and condition. For individual parking spaces, the comparative value method is standard — comparison with actually achieved selling prices of similar objects in the same micro-location. For rented parking spaces, the income value method (annual net rent × factor 18–25) is supplemented. A professional Rating is indispensable — self-assessment regularly leads to under- or overpricing.

Price ranges by city and construction type

Value factors — what buyers really pay attention to

• Micro-location and parking pressure: Inner city with parking pressure achieves top prices. Residential area with resident parking permit significantly less.
• Dimensions: Suitable for SUVs (at least 2.50 m wide, 5.00 m deep)? Narrower standard dimensions are increasingly devaluing the property.
• Parking location in the garage: Corner spots and spots without pillars can command a 5–15 percent premium.
• Electric charging station as a value enhancer: Spots with an installed wallbox or conduit for charging infrastructure can command premiums of 2,000 to 10,000 euros — the trend is rising. Installation before the sale pays off in almost all top locations.
• Clearance height: Under 2.00 m excludes SUVs and vans — the buyer pool shrinks significantly.
• Rental situation: Existing tenants with a market-appropriate lease agreement are a buying argument for investors.
• Double parker / Duplex: Mechanics, maintenance costs, and weight restrictions usually have a price-reducing effect.

Selling Process Step by Step

A parking space sale with its own land register extract proceeds similarly to a property sale — with some particularities.

1. Obtain land register extract: Check ownership, encumbrances, and servitudes.
2. Read the partition declaration: Are there pre-emption rights for co-owners of a WEG? Reservation of consent by the community?
3. Obtain WEG consent (if required): If there is a right of special use or a consent clause in the partition declaration, the WEG must be involved before the sale.
4. Market-appropriate valuation: Comparison value method or expert appraisal — no estimated value from the internet.
5. Find a buyer: Approach WEG co-owners first, then portals, then a real estate agent for premium locations or packages.
6. Purchase contract and notary appointment: Notary obligation exists always if you have your own land register entry. Costs: 500 to 1,500 Euro notary, 150 to 500 Euro land register change — usually borne by the buyer.
7. Handover and land register amendment: Transfer of ownership after payment of the purchase price; land register amendment is carried out by the land registry office.

Taxes when selling a parking space

Often underestimated — can significantly reduce the net profit. Details on speculation tax on property sales:

• Speculation period of 10 years: Sale within 10 years of purchase — full taxable profit (personal tax rate). After the period has expired, it is tax-free.
• Own use: If it is a pure rental parking space, the 10-year period applies without restriction.
• Three-object limit: More than three parking space sales within five years can be considered as commercial land trading — subject to trade tax.
• Land transfer tax: Paid by the buyer, depending on the federal state, 3.5 to 6.5 percent. Details: Land transfer tax table by federal state.
• Notary obligation: Sale of a parking space with its own land register entry is notarization-mandatory.

Return potential: Sell or hold as an Investment?

Parking spaces in good locations generate a net rental return of 3 to 6 percent — with significantly lower administrative effort than rental apartments. Calculate before selling:

• Purchase price underground parking space: 25,000 Euro
• Monthly rent: 120 Euro → Annual rent 1,440 Euro
• Gross rental return: 5.76 percent
• Ongoing costs (service charge, management): approx. 240 Euro/year
• Net rental return: approx. 4.8 percent

If your net rental return is above 4 percent and the parking space is rented out: Holding is often the more economically sound decision. Alternatively: continue as Investment property and sell tax-free only after the end of the holding period.

Selling an underground garage — special considerations

Who wants to sell a full underground garage follows different rules than when selling a single parking space. Underground garage packages are of particular interest to institutional investors and parking lot operators. A detailed guide with evaluation methods, buyer groups, and a checklist can be found in the linked article.

Selling a garage — a special case with a value bonus

Garages are almost always the premium case in valuation: enclosed space, separate ownership, lockable, often with electricity connection. Special features:

• Row garage vs. single garage: Single garages achieve 10–20 percent higher price per square meter.
• Hereditary lease trap: Garages on hereditary lease (often in garage courtyards) are significantly harder to sell — always check the remaining term of the hereditary lease before selling.
• Use as storage: Buyers from crafts and trade often pay more than pure car users.
• Electric Charging Station: Today almost a mandatory criterion for higher prices — Wallbox or conduit are clearly better than no connection at all.
• Structural Condition: Gate (swing gate vs. sectional gate), roof, floor — renovation backlog directly reduces the price.

Sell with or without a real estate agent?

Who has a single parking space, approaches the WEG co-owners directly almost always best. Who sells several parking spaces, a garage in a premium location or a basement garage package, should involve a real estate agent.

Common Questions

What is a parking space in the city center worth?

Underground garage parking spaces in the city center of Munich: 35,000 to 80,000 euros. Hamburg and Frankfurt: 20,000 to 45,000 euros. Berlin: 15,000 to 40,000 euros. Outdoor parking spaces are significantly less. Parking spaces with electric charging stations are additionally 10 to 40 percent more valuable than non-equipped spaces.

How does the sale of a parking space work?

First step: Check whether the parking space is registered as separate property in the land register. If yes, a separate sale is possible — with a notary and land register entry. If only a special usage right exists: Sale separate from the apartment is not possible without WEG approval. Notary fees: 500 to 1,500 euros.

Is the sale of a parking space taxable?

Yes, if the parking space has been held for less than 10 years — the holding period for speculation applies. If held for more than 10 years, the profit is tax-free. More than three sales within five years can be considered commercial real estate trading.

Is it worth installing a Wallbox before selling?

In top locations (Munich, Frankfurt, Hamburg, Berlin city center), the cost of a Wallbox installation (costs: 1,500 to 4,000 euros) is almost always offset by the price increase of 3,000 to 10,000 euros at the time of sale. In medium locations, the calculation is tighter — consulting a real estate agent is advisable.

Do I need a notary for the sale?

Yes, if the parking space is recorded as separate property in the land register. Without a separate land register entry (special usage right), the right of use can only be transferred together with the residential unit or with the consent of all co-owners of the WEG — also requiring a notary.

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Now in the Masterclass: AEVO 1 – Checking training requirements.

Becoming a trainer: Fields of activity and preparation for the exam

Here you will find everything you need to know! Get to know the fields of action of the AEVO exam and get practical tips for your final presentation with many examples and videos – all for free! Now in the Lukinski Masterclass:

• AEVO 1 – Check training requirements
• AEVO 2 – Preparing training
• AEVO 3 – Train skilled workers
• AEVO 4 – Completing training
• Presentation – example and concept

Check training requirements

• Present and justify the advantages and benefits of the training
• Company training requirements based on legal, collective bargaining and company framework conditions
• Structures of the vocational training system
• Select training occupations for the company
• Check the suitability of the holding

The following questions represent a large portion of the teaching / exam content and should be mastered by every instructor.

Vocational training and dual system

What constitutes vocational training?

The shortage of skilled workers is present in many areas. Vocational training gives companies the opportunity to train staff based on their own demand planning.

The search for new personnel costs time and money, the hiring is associated with risks. Through targeted training in the company, risks are minimized for new hires.

Dual system, what does that mean?

The dual system refers to the separation of training company and vocational school in the Federal Republic. Both are involved in the training.

What does “permeability” mean in the dual system?

Permeability means that you can move up from one level of educational attainment to the next.

For example, trainees with a secondary general school leaving certificate can also obtain a secondary modern school leaving certificate during their vocational training.

What does personal suitability mean?

Basically, personal suitability means that you are allowed to employ children and young people as a trainer.

The requirement for this, you must not have been convicted of a crime (with a prison sentence of 2 or more years) or have repeatedly / seriously violated the Vocational Training Act. Furthermore you must not

The examination is carried out by the respective competent authorities.

What does professional ability to act / competence to act mean?

Occupational competence is the acquisition of occupational skills, knowledge and abilities that are required for the performance of the training occupation.

What does “professional competence” mean?

Professional aptitude refers to the proven ability to train in the training occupation.

Rules and regulations

Which law regulates vocational training?

The basis for all training occupations is the Vocational Training Act.

Other regulations include:

• Occupational Health and Safety Act
• Youth Employment Protection Act
• Dismissal Protection Act
• Works Constitution Act

Here’s another helpful look at the juxtaposition of the basics around law, statute, and content.

What are the training regulations about?

In the training regulations you will find information on:

• Designation of the training occupation
• Duration of the training
• Training objectives of the profession (skills, abilities and knowledge)
• Training framework plan (guidance on the factual and temporal structure)
• Examination regulation

What does “hierarchy of legal sources” mean?

The “hierarchy of legal sources” refers to the order of precedence of legal sources in the Federal Republic of Germany. First and foremost is the Basic Law.

This is followed by the laws of the parliament, laws of the state parliaments and so on. Accordingly, special agreements such as collective agreements or works agreements may not violate higher-level laws.

Training and goals

What’s your instructor goal?

As a trainer you want to fully impart skills, knowledge and abilities of the training profession.

Learn for free… go on

All questions on “AEVO 1 – Checking training requirements” can now be found here:

Now in the Masterclass: AEVO 1 – Checking training requirements.

AEVO questions: All fields of activity

All fields of activity of the instructor examination at a glance:

• AEVO 1 – Check training requirements
• AEVO 2 – Preparing training
• AEVO 3 – Train skilled workers
• AEVO 4 – Completing training
• Presentation – example and concept

Declaration of division at a glance: Establishment of residential and partial ownership

• Property is divided into co-ownership shares
• Each share of the division shall be connected with the separate ownership of a dwelling or of a room not used for residential purposes
• A notarial certification must be submitted for the land register entry
• Objectives of the declaration of division: Determination of the amount of the shares, qualification of the special property and its purpose of use, guarantee of special rights of use

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