What functions does the declaration of division fulfill?

If individual apartments in an apartment building are to be sold, a declaration of division must be available. The declaration of division regulates the duties and rights of the owners, and individual apartment land registers are created. Residential property is established with the notarization and certification. Together with the division plan, the declaration of division is an important basis for every homeowners' association. Without a declaration of division, the sale of an apartment in an apartment building is not possible.

We have compiled all important information about the declaration of division for you so that you can make better decisions when selling and buying an apartment. Of course, every property and every declaration of division must be evaluated individually.

Characteristics of the declaration of division and its significance for the homeowners' association

In the declaration of division – also Partition agreement – states the owner of the property to the land registry office that the sole ownership of the property in shares in co-ownership should be shared. The respective shares can be of different sizes. Each share of co-ownership (abbreviated as MEA) is connected to the ownership in specific rooms or a condominium..

Normally, rights of special use are also established in the declaration of division. Furthermore, the declaration of division must show Demarcation between common property and separate ownership clearly emerge. The declaration of division shows how many residential units the community consists of, whether partial ownership exists, and how the costs are distributed.

The distribution of ownership shares (MEA) must be precisely described and defined, and the ownership ratios accurately determined, in order to avoid any potential disputes later on. The division into residential property and non-residential property enables the sale of apartments.. Even in the case of townhouses where a physical subdivision of the plot has not been carried out, a declaration of division is nevertheless present. Townhouse owners often forgo property management and manage the common property together. This allows costs to be saved.

The declaration of division must always notarized and authenticated become. Much of what is stated in the declaration of division is also regulated in the Condominium Act and cannot be altered by a declaration of division.

Each declaration of division as well as any amendments have their own deed number. This enables a clear assignment of the deeds. Whether amendments to the declaration of division have been made is noted in the condominium land register. Fundamental changes may have been made that affect ownership structures or other important matters.

Common property, individual property, and rights of special use in the declaration of division

The purpose of the declaration of division is to determine what exactly belongs to the common property and what belongs to the separate property. The apartments themselves belong to the separate property. Basement rooms, attic space, and parking spaces in the underground garage or outside, as well as garages, can possibly be components of the separate property.

Common property generally includes apartment doors, elevators, stairwell hallways, the roof of an apartment building, load-bearing interior walls, building facades, windows including window frames, stairwells and stairs, laundry rooms, the bicycle storage room, and the majority of the balcony.

If there is no physical partition, one should use the partition plan and the declaration of division to find out exactly what is being purchased and how it is defined. You are not only buying the apartment, i.e., separate ownership, but also common property. In practice, this means that you buy a part of the property and a part of the building and thus become a co-owner. Therefore, all owners must bear a proportional share of the costs for the repair and renovation of the common property.

For the necessary repairs, the maintenance reserves can be used. The monthly housing allowance (sometimes called house money or residential allowance) is used to collect and save costs. Sometimes the collection of a Special assessment necessary. Most communities try to avoid special assessments by increasing the maintenance fee in order to save up the money needed for upcoming modernizations.

However, all owners have the right to participate in a owners' meeting to participate and her to exercise voting rights. In this way, they decide on the measures to be carried out on the common property.

Right of special use enable owners to, to use certain areas or components of the common property exclusively. Other apartment owners are excluded from any use of these areas. This can affect parking spaces, garden areas, terraces, attics, or basement compartments, among other things.

Further information on Exclusive property and Common property, as well as on other topics that are of importance to property owners, can be found in our Real Estate Glossary.

Which topics in the declaration of division are important for owners?

Every co-owner should examine the declaration of division carefully. This is important before buying an apartment, but also before making far-reaching resolutions at the owners' meeting.

Here are a few topic areas that can be regulated by the declaration of division. The declaration of division can place restrictions on Commercial activity include in the residential complex. If you, as a future owner, Animal husbandry planned, you should take a close look at the declaration of division, as there can be different regulations in this area.

At the Renovation of the common property (e.g., facade, roof, heating system) can generate significant costs, and these measures affect all co-owners. Larger projects are usually carefully prepared over a longer period by the property management and the advisory board. The Cost allocation usually takes place according to the size of the ownership shares.

Community Rules and Declaration of Division

As a rule, the declaration of division includes community bylaws that govern the relationship of the owners among themselves. These establish the rules of use for the separate ownership and common property. Furthermore, in the community bylaws you will find, among other things, Information on how the shared burdens and costs are distributed or regulations regarding voting rights in the owners' meeting. Fundamentally, condominium owners have two options for voting at the owners' meeting: either per capita or according to co-ownership shares. Furthermore, a community constitution can clarify whether condominium owners are responsible for the maintenance or repair of certain parts of the common property (for example, the exterior windows).

The declaration of division and the community bylaws are of far-reaching significance for the owners. Therefore, the documents can only with Consent of all owners to be changed.

division plan in the declaration of division

The declaration of division always refers to a subdivision plan, which Architectural drawings of all parts of the building includes. Ultimately, it is a construction drawing of the apartments and other parts of the building at a scale of 1:100. The subdivision plan includes the Floor plans of all floors including basement and attic. The plans for the underground parking garage, site plan, and cross-sections are also included. The plan determines the location and size of the special-use property and common property, respectively.

All parts of a building that belong to the same condominium must be marked with the same number in the division plan. This allows every owner to see which parts of the buildings belong to them. The partition plan is the prerequisite for individual land register sheets for apartments and partial ownership can be created.

Certificate of architectural completeness in the declaration of division

For condominium ownership to be entered in the land register, a so-called certificate of separate ownership (Abgeschlossenheitsbescheinigung) must be available. It is issued from the building authority issued. The certificate serves as proof that the apartments and the rooms not used for residential purposes are self-contained. Each apartment individually must strictly separated from other units to be.

The certificate of compartmentalization is deposited with the land registry and can be viewed if there is a legitimate interest. A land register page and a declaration of division for the property must exist for each apartment in order for an apartment to be sold.

In most cases, every homeowners association has a house rules. In principle, the house rules can be agreed upon in the community rules or the declaration of division. If a change is desired, going through a notary would be necessary. This is very time-consuming and incurs unnecessary costs.

That is why most homeowners associations decide to House rules by a resolution. This has the advantage that a change can be implemented with a majority of votes without great effort.

Appointment of a property manager for the common property

In general, the property owner is authorized to appoint the first property manager. In newly constructed apartments (new builds), this often happens before construction begins or during the conversion of rental apartments into condominiums. The sole owner of the property makes the appointment of the manager in accordance with the declaration of division agreement. Apartment buyers must accept the appointed manager.

However, since July 1, 2007, the Condominium Act restricts the initial appointment of a property manager to a maximum of three years. After that, the homeowners' association can decide which manager should oversee the common property.

As a rule, the Appointment of property manager by majority resolution for a maximum of five years. The individual rights and obligations and, above all, the costs of administration (management fee) are stipulated in a management contract. A good manager will work for the homeowners' association and manage the common property in the best interest of the residential community. In doing so, he must legal requirements in the Condominium Act as well as the declaration of division have in mind.

Frequently Asked Questions about the Declaration of Division

How much does it cost to draw up a declaration of division?

The drafting of a good declaration of division, which avoids pitfalls, should be carried out by a notary. Notaries have extensive legal knowledge from which owners can benefit. The notary checks whether the declaration complies with the provisions of the Condominium Act. The declaration of division must be notarized. Furthermore, authentication is required. The costs for the notarization depend on the market value of the property.

Can the declaration of division be amended at a later date?

In principle, a change is possible. In practice, however, this is not entirely straightforward. The change is only made aufgrund einer Beschlussfassung und alle Eigentümer müssen zustimmen. Wenn die Gemeinschaft eine Änderung des Teilungsvertrags beschließt, muss dies im Grundbuch vermerkt und notariell beurkundet werden. Hierfür fallen Grundbuchkosten und Notarkosten an, die je nach Umfang unterschiedlich ausfallen können. Die Höhe der Gebühren ist im Gerichts- und Notarkostengesetz (GNotKG) festgelegt.

Woher bekommt man als Kaufinteressent eine Teilungserklärung?

Wenn wir als Makler mit dem Verkauf einer Eigentumswohnung beauftragt sind, legen wir allen ernsthaften Kaufinteressenten die Teilungserklärung vor. Die Teilungserklärung liegt bei der zuständigen Hausverwaltung sowie beim Grundbuchamt. Es ist wichtig, dass Käufer die Teilungserklärung sowie die Gemeinschaftsordnung vor der Beurkundung des Kaufvertrags lesen.

In der Regel ist die Teilungserklärung sehr umfangreich, aber es ist wichtig, die Urkunde gründlich zu lesen, da sie die Rechte und Pflichten der einzelnen Wohnungseigentümer untereinander regelt. Bei der notariellen Beurkundung wird die Teilungserklärung nicht vorgelesen, sondern der Kaufvertrag verweist auf das Dokument.

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Wird die Teilungserklärung für die Finanzierung benötigt?

Wenn der Käufer eine Finanzierung für den Kauf einer Immobilie beantragen will, verlangt die finanzierende Bank immer die vollständige Teilungserklärung inkl. aller dazugehörigen Unterlagen. Nur so kann der Immobilienkredit genehmigt werden.

Kann die Teilungserklärung durch Gemeinschaftsordnung geändert werden?

Die Gemeinschaftsordnung ist im gewissen Sinne ein Teil der Teilungserklärung und befindet sich in dem gleichen Dokument. Änderungen sind nur notariell möglich und mit Notarkosten verbunden. Dabei wird auf die geänderte Urkunde im Grundbuch mit einer Eintragung hingewiesen.

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Wir informieren Interessenten darüber, welche Modernisierungen in der Wohnung und in der gesamten Wohneigentumsanlage durchgeführt wurden. Sie erhalten alle wichtigen Auskünfte zu der Gemeinschaft.

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