WEG Basics: What You Actually Own and What You Cannot Decide Alone

Buying a flat means buying Sondereigentum (your unit) plus a share of Gemeinschaftseigentum (structure, roof, façade, windows, risers, stairwell). The owners together form the Gemeinschaft der Wohnungseigentümer (GdWE), a legal entity that owns the money and signs the contracts.

Decisions. The Eigentümerversammlung meets at least annually. Since the 2020 WEG reform there is no quorum – whoever turns up decides. Ordinary resolutions pass by simple majority of votes cast (§25(1) WEG); by default one vote per unit, unless the Teilungserklärung says otherwise. Proxies need Textform.

§19(2) WEG lists what proper administration includes: house rules, proper Erhaltung of common property, insurance at reinstatement value, an adequate Erhaltungsrücklage (the reserve, formerly Instandhaltungsrücklage), advance payments, and appointing a zertifizierter Verwalter (§26a) unless there are fewer than nine units.

Money. Under §28 WEG owners vote on Vorschüsse based on the administrator's Wirtschaftsplan, and after year-end on Nachschüsse or adjusted advances based on the Jahresabrechnung; you also get an annual Vermögensbericht showing the reserve. A Sonderumlage (special levy) for something the reserve cannot cover passes by simple majority. Buyer beware: under BGH V ZR 257/16 the Fälligkeitstheorie applies – you owe instalments falling due after your registration even if the resolution predates your purchase. Check the Beschluss-Sammlung and allocate this in the purchase contract.

Bauliche Veränderungen (§§20–21) pass by simple majority, but who pays depends: everyone pro rata only if carried by more than two thirds of votes cast and half of all Miteigentumsanteile, or if it amortises in a reasonable time; otherwise only the yes-voters pay.

Alone you may: let your flat, choose your tenant, redecorate inside. You may not: touch windows, balcony surfaces, the front door, the façade, or common pipes without a resolution.

Before buying, read: Teilungserklärung, the last three sets of minutes, the Beschluss-Sammlung, three Jahresabrechnungen, the current Wirtschaftsplan, and the reserve balance against any looming works. Disputed resolutions must be challenged within one month (§45 WEG).