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Urbaneta blog posts about property-management.
How a Latvian heating bill is actually built: area-based allocation, seasonal tariffs and the spring recalculation trap, where the heat physically escapes, and the concrete moves an apartment board can make before the big November invoices land.
What a building insurance policy actually covers, what the OSMD board must know about Article 1767, why premiums jumped 60% in one renewal, and the pipe-boundary question that decides who pays.
A 6-month notice clause, €1,200 in surprise “archival fees,” and a handover that took 71 days — what our Riga building learned from firing its property manager, and how your board can do it cleaner.
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 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.
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.
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.
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.
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.
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.
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.
Urbaneta now has a public API. It's live, documented, and ready for integrations. If you're a developer, a property management company with in-house tech, or just someone who wants to stop copying data between systems, this is for you.
