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Updates, guides and product news for property managers.
Smart meters, OCR readings, Peppol e-invoicing, resident messengers and platform consolidation — a Baltic property manager's view of what changes in 2026, what it costs for a 40-apartment building, and what to do first.
A step-by-step December-to-March checklist for apartment association boards in Latvia and Estonia: closing the books, chasing arrears, reconciling the reserve fund, and surviving the annual meeting with your dignity intact.
A tenant once emailed her property manager about a dripping tap. Then she followed up on the portal. Then she called the office, was put on hold, and gave up. Eleven days later a plumber appeared. By then she had posted photos of the leak in the b…
Last spring I spent an afternoon with a landlord who owns exactly two flats: one in Āgenskalns, rented to a family paying in euro, and a studio in Salford, near MediaCityUK, rented in pounds. His accounting "system" was a single Excel sheet with a…
A board member in Riga taped nine names to a stairwell wall. Here is what GDPR actually requires from OSMDs and korteriühistud — and how to collect debts and run cameras without creating breaches.
Debt lists in stairwells, front-door cameras, meter records: every OSMD is a data controller. What Latvian and Estonian associations can - and legally cannot - do with owner data.
WEG, MEA-weighted budgets, Wirtschaftsplan, Jahresabrechnung, Beschlusssammlung, DATEV SKR49, Peppol. German Hausverwaltung isn't tenant-landlord management — it's co-ownership management under a legal framework that most software doesn't understand. Here's what to look for and what fails.
A technical walkthrough of utility billing automation for apartment buildings — from meter reading collection to bank reconciliation. Real numbers from a 47-unit building in Riga: 15 hours per cycle down to 50 minutes.
Emailing PDFs won't cut it much longer. Germany, France, Belgium, and others are mandating structured e-invoicing through 2027. Here's what property managers need to know about Peppol: who needs it, the BIS Billing 3.0 format, Access Points, recurring invoice challenges, and a practical setup checklist.
After our association lost €12,000 to a spreadsheet that nobody updated, we rebuilt our governance around proper software. Here's what resident associations actually need — voting, transparent finances, maintenance tracking — and what's just noise.
If you manage property in Germany, you've hit the DATEV wall — your software exports CSVs, your Steuerberater wants DATEV format, and someone re-keys everything by hand. Here's how to set up a DATEV integration that actually works: account mapping, booking text limits, utility settlements, and testing before you go live.
Managing 15-50 units on a spreadsheet? This is the honest buyer's guide for small-portfolio property management software in 2026 — what matters, what doesn't, what it should cost, and how to test-drive it before you commit.
Our 1974 panelka in Pļavnieki leaked heat for 50 years. We wrapped it in mineral wool, tapped an ALTUM grant, and cut our heating bills by 38% the first winter. Here's the full breakdown — real costs, the funding stack, the AGM vote, and what I'd do differently.
Our 1974 elevator broke on a Saturday with two people inside. Five months and €61,200 later, here's what a Soviet panelka elevator replacement actually costs in Latvia and Estonia — real quotes, funding options, and the vote that almost didn't pass.
I paid €187 for heat one January while my neighbor paid €94 — same building, same apartment size. Here's how shared heating billing actually works in Baltic panelkas, why it's so unfair, and what your association can do about it.
Most apartment associations in Riga and Tallinn set aside a fraction of what their buildings actually need for major repairs. I ran the numbers on a real panel building — here's what the reserve fund gap looks like, why boards keep underfunding it, and what to do if you're on the board.
Nobody on our board could say where the monthly fee actually went. So I pulled a year of bank statements and built the breakdown. Heating and the elevator ate half the budget. Here's the full split.
Last March, a yellow envelope showed up in our mailbox in Āgenskalns. 'Mājas tehniskais stāvoklis' — a technical condition report. The board had ordered a full building audit, and...
Courtyard parking fights are the most emotionally charged issue in an apartment association. A practical guide to who legally owns what in Latvia and Estonia, how to allocate spots fairly, and how to survive winter parking bans.
Elected to your apartment association board in Latvia? A practical, firsthand guide to the law, meetings, budgeting, property managers, and the mistakes that cost buildings money.
A practical framework for annual budget planning in apartment associations and HOAs: start with actuals, separate recurring from capital costs, build the reserve on purpose, and involve owners before the meeting.
Every property manager I know has a horror story about a maintenance request that fell through the cracks. Here is a real workflow that stops requests from getting lost, tenants from getting frustrated, and contractors from getting away with slow work.
Keeping good tenants is cheaper than finding new ones. Here are seven practical, field-tested strategies property managers can use to reduce turnover.
A practical, jargon-free guide to GDPR obligations for property managers — what data you handle, how to keep it safe, and what residents can ask for.
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