IMLU · COMMERCIAL · CENTRAL SWITZERLAND
Property preparation for agents and brokers in Central Switzerland
You have a property for sale with a good location, but worn floors, outdated finishes or an unconvincing presentation. The ownership does not want to allocate a renovation budget before the sale. We check which work makes economic sense, pre-finance the agreed upgrade and implement it. Your real estate agency can manage the marketing through its own sales mandate.
What your real estate agency gains from working together
A concrete proposal for a difficult property to sell
For an older property, a new listing description is not always enough. We assess the condition and propose a limited scope of work. With ownership, you can compare an as-is sale and an upgrade using the same cost basis. Implementation takes place when the property, budget and economic scope fit together.
You continue your sales mandate
The appreciation and the sale of the property are commissioned separately. If your company sells, marketing, prospecting and sales fees will depend on your mandate. An existing sales mandate will not be transferred to IMLU for the upgrade. We agree on contacts, releases and the use of documents before we start.
One contact person for the agreed work
IMLU takes over the implementation of the released scope. You bring in your assessment of the target group and marketing. We coordinate property access, progress information and the transition to the sales presentation with you. Changes to the budget or scope of services will be handled according to the written agreed regulations.
Comprehensible information for prospective buyers
Which surfaces were renewed, which equipment remained the same and which documents are available? We bring together the documented work, photos and material receipts. You can use the released information in your sales dossier and explain the measures taken during viewings.
Your fee remains part of your own business model
With a percentage sales fee, a higher actual purchase price can also result in a higher fee turnover. With a fixed fee, the remuneration depends on the agreement. The cooperation promises neither additional mandates nor a commission for a recommendation. The sample calculation below shows how the two fee options work.
Which sales properties are eligible for an examination
A new mandate with visibly worn interiors
An apartment or house generally fits the intended buyer group, but appears unkempt due to floors, walls or individual furnishing details. Before the first market appearance, we check whether a targeted upgrade makes sense compared to selling it in its existing condition.
A property is already advertised
Viewings and feedback provide information about the condition or the perceived need for renovation. We check the relevant work and its budget. Your company continues to assess supply price, demand and sales strategy. A few inquiries alone do not prove the need for renovation and do not justify a commitment to pre-financing.
The ownership wants to limit the effort before the sale
In the event of an inheritance, a change of residence or a change in life situation, an approved renovation budget is often missing. The IMLU audit complements your advice with a specific scope of pre-financing and revenue distribution. The necessary approvals and the economic suitability of the property remain crucial.
Several apartments are to be sold individually
Selected units can be checked one after the other. Each apartment receives its own calculation and the designated PINNEX starter package. Scope and schedule are coordinated per project; an initial commitment does not automatically cover the entire inventory.
From property inspection to approved scope of work
The first potential assessment by IMLU is free and non-binding. All you need to get started is the location, type of property, approximate condition and intention to sell. For a more detailed check, access and the available property information are coordinated. Your market assessment is included in the comparison of the sales scenarios.
Depending on the property, floor coverings, painting work, kitchen fronts, minor furnishing work, cleaning or the maintenance of outdoor areas may be considered. The work should match the condition, the buyer group and the agreed budget. Comprehensive technical renovations, load-bearing components or significant moisture and pollutant problems require a separate inspection and are not generally part of the scope of the upgrade.
Before implementation, we record the project basis in writing:
- Market assessment in the current state and mutually agreed base value.
- Proposed work, material budget and definition of further services.
- Sales scenarios with material reimbursement, 50/50 split and separate fees.
- Responsibilities, access, clearances and schedule.
- Coordination of marketing, media use and communication with ownership.
- Procedure in the event of budget changes, weak revenue, cancellation or no sale.
- Scope, authorizations, handover and any ongoing costs of PINNEX.
We are planning at least a month for the renovation. Condition, scope and delivery times determine the actual duration. Subsequent marketing has its own schedule. For inhabited or rented properties, use and access will be clarified before the start.
Calculation example for ownership and partner office
All amounts are freely chosen assumptions for a model calculation. They are neither an IMLU sales result nor a property valuation or forecast.
| Underlying value agreed in writing B | CHF 790,000 |
|---|---|
| Freely accepted selling price P | CHF 950,000 |
| Agreed repayable materials M | CHF 28,000 |
| Assumed own work assignment from IMLU L | CHF 26,000 |
| Material and labor input pre-financed together | CHF 54,000 |
Material first, divide positive difference afterwards
| Selling price P | CHF 950,000 |
|---|---|
| Repayment of materials M | −CHF 28,000 |
| Proceeds after material reimbursement | CHF 922,000 |
| Base value B as a comparison value | CHF 790,000 |
| Positive divisible additional revenue D = P − B − M | CHF 132,000 |
| Owner's side: 50 percent of D | CHF 66,000 |
| IMLU: 50 percent of D | CHF 66,000 |
| Owner side before separate fees | CHF 856,000 |
IMLU contributes CHF 26,000 of its own assumed work effort from its CHF 66,000 share. This leaves IMLU with CHF 40,000 before further operational, financing and tax costs. The material reimbursement replaces the advance; it is not an additional profit.
Show sales mandate separately
The example assumes that the partner office sells under its own mandate and hypothetically receives 2 percent. This is not an industry tariff and not an IMLU remuneration. IMLU's separate 1.5 percent is turned off in this case.
| Accepted fee from the partner office | −CHF 19,000 |
|---|---|
| Owner side after this sales fee | CHF 837,000 |
| Difference to the gross base value B | CHF 47,000 |
| Actual condition with the same partner fee | CHF 774,200 |
| Difference compared to comparison with the same partner fee | CHF 62,800 |
The difference to the gross base value and the comparison with the same sales fee are different sizes. Further costs must be examined on both sides for a real comparison of variants.
How your office’s fee turnover can change
Percentage fees and fixed fees are alternative, freely accepted agreements. They are not added together.
| Fee agreement in the example | Selling as is | After upgrading | Difference |
|---|---|---|---|
| 2 percent of the actual purchase price | CHF 15,800 | CHF 19,000 | CHF 3,200 |
| Fixed fee of CHF 15,000 | CHF 15,000 | CHF 15,000 | CHF 0 |
These amounts are the partner office's fee turnover before any VAT and own costs, not a guaranteed profit. A higher percentage compensation requires an actually higher selling price. A fixed fee does not automatically increase as a result; Additional work may require a separate order.
With the alternative fixed fee, the owner's side in the example is left with CHF 841,000. A sale in as-is condition with the same fixed fee would result in CHF 775,000; the difference between these equally calculated variants is CHF 66,000. The two fee options are separate comparisons.
Other sales prices change the result
The basic value and material budget remain the same. The freely accepted partner fee is 2 percent in all three variants and is borne by the owner after the division. The prices are not a forecast.
| Price | Divisible amount | Owner's share | Assumed partner fee 2 percent | Owner's proceeds after partner fee |
|---|---|---|---|---|
| CHF 880,000 | CHF 62,000 | CHF 31,000 | CHF 17,600 | CHF 803,400 |
| CHF 915,000 | CHF 97,000 | CHF 48,500 | CHF 18,300 | CHF 820,200 |
| CHF 950,000 | CHF 132,000 | CHF 66,000 | CHF 19,000 | CHF 837,000 |
If the divisible amount is zero or negative, the positive example calculation ends. Billing is then based on the agreed regulations.
At CHF 880,000, the IMLU share of the additional proceeds is CHF 31,000. After the work input assumed here, IMLU remains with CHF 5,000 before further costs. The economic scope is therefore checked before a commitment is made.
The owner amounts are before any additional VAT payable, taxes, consulting and legal costs, notary and land registry costs, mortgage repayment, prepayment penalty and other agreed expenses. They are not net profit and are not automatically freely available cash. The underlying asset is not a guaranteed payout.
Sales documents and media for your marketing
Before we begin, we determine which information and media your company will receive for marketing. This may include photographs of the work carried out, available plans and a description of the agreed scope. Property photos, 360-degree recordings and, for suitable properties, drone recordings can be agreed on a project-specific basis. Scope, feasibility, rights and releases are clarified in the offer.
Ours shows which documents are useful for sales preparation Overview of the sales documents.
Your real estate agency is responsible for publication as part of its sales mandate. Work carried out is described as such; Existing or unprocessed components remain visible. Planned measures and visualizations are differentiated from work actually carried out and real property photographs.
PINNEX for every upgraded apartment
A separate PINNEX starter package is provided for each apartment upgraded in the project. An assigned QR code and a property-specific PIN enable intended access to shared property content. Setup, authorizations, handover and any ongoing costs are described in the offer.
To the agreed extent, existing plans, documented work, photos, invoices, material receipts and available warranty documents are assigned to the property. For your marketing purposes, it is determined which of these contents the owner releases for distribution.
During a viewing, you can refer to the released information about the respective apartment. After the sale, the planned handover to the authorized new owner will be coordinated. Personal information, confidential invoice details and documents from other apartments are not automatically included in buyer access. PINNEX does not replace professional property inspection.
Responsibilities and process of cooperation
| Involved | Task in the agreed project |
|---|---|
| Ownership or authorized representation | Project decision, required approvals and commissioning |
| Partner office | Market assessment, sales strategy, marketing and sales according to your own mandate |
| IMLU | Potential assessment, upgrading proposal, agreed pre-financing, implementation and project billing |
| Specialists and responsible bodies | Required tests and tasks according to the respective procedure |
Discuss cooperation or first property
You can first agree on a process for suitable sales mandates or present your first property. A complete sales dossier is not required for the initial consultation. Identifiable owner information will only be shared with appropriate authorization.
Check condition and sales scenarios
We coordinate access and testing. Your company brings in its market assessment and existing feedback from marketing. The base value, the proposed work and the costs of both sales options are discussed together with the owner.
Agree on project basis and roles
The ownership decides based on the written proposal. The revaluation contract and sales mandate regulate their respective services. Budget changes, communication, media rights and the procedure if sales are not successful are recorded.
Implement work and coordinate marketing
IMLU implements the approved scope and brings together the project documents. Those involved agree on the timing of property photography, advertisements and viewings. Your company receives the required documents; PINNEX is prepared with the released content.
Settle the sale and hand over documents
After the sale, material reimbursement, positive additional proceeds and separate fees are billed in a comprehensible manner. The agreed property documentation is made available to the authorized recipients.
Frequently asked questions from real estate agencies and brokers
Can we still sell the property ourselves?
Yes. The upgrade can be ordered independently of a sales mandate to IMLU. Your company conducts marketing and sales according to its own mandate. Responsibilities and information channels are agreed upon before the start.
Does the IMLU commission of 1.5 percent apply in addition to our fee?
Not for the upgrade alone. The 1.5 percent is part of a sales mandate awarded separately to IMLU. If your office sells, your agreed fee applies; IMLU's Fix & Share participation in any positive additional proceeds remains separate from this.
Do we receive compensation for recommending a property?
This cooperation does not contain a flat-rate commission. Your fee depends on the services commissioned by the owner. Work already included will not automatically be reimbursed again.
Is the 2 percent from the example binding?
No. They are a freely chosen calculation assumption. The actual compensation your office receives depends on your sales mandate. Fixed fees, minimum fees, VAT and other costs must be taken into account according to your agreement.
Who determines the underlying value?
The market assessments and available property information are discussed with the owner. The project-related base value is agreed in writing before the start. It is not a guaranteed payout and does not replace any required independent assessment.
Are labor costs deducted before the 50/50 split?
IMLU covers its calculated workload from its own share. Before the positive additional proceeds are divided, the agreed repayable materials are taken into account. Separate mandates and other costs are shown separately.
What happens if there is no additional proceeds or no sale?
These cases will be regulated in the project contract before the start. The example calculation with positive additional revenue does not specify any loss distribution. IMLU does not guarantee a minimum profit, a specific sales price or date.
Can we submit an already advertised property?
Yes. You can provide existing feedback and key data for an initial review. Any adjustment to the marketing or an upgrade requires the consent of the owner. No guarantee of success for a renovation can be derived from just a few inquiries.
Do we have to already have a property for an initial consultation?
No. You can first discuss the collaboration and the process for later, suitable mandates. A specific project is implemented after individual examination and commissioning.
Who commissions the upgrade?
The owner or a correspondingly authorized representative. A sales mandate does not automatically mean authorization for an upgrading contract. Required approvals, for example for jointly affected components, are clarified on a project-by-project basis.
How long does the renovation take?
We plan at least a month. The actual period depends on the condition, scope and delivery times. Marketing and subsequent sales have their own schedule.
Can we use the photos and project documents?
The intended media and documents and their use will be agreed upon in writing. Approved content is used to the agreed extent. This does not result in a blanket promise for all recordings, media rights or confidential documents.
Is PINNEX provided per apartment?
Yes. Each apartment upgraded in the project receives its own PINNEX starter package with an assigned QR code and property-specific PIN. Content, authorizations, handover and any ongoing costs are specified in the offer.
Does IMLU also check rented or occupied properties?
An initial test is possible. Use, access and the necessary coordination will be clarified before viewing or work. The Fix & Share model described here is billed upon sale; A subletting plan requires its own agreements.
In which region is cooperation possible?
IMLU is a real estate brand of Ruta Group in Malters. The cooperation is aimed at offices with suitable properties in Luzern, Uri, Schwyz, Obwalden, Nidwalden and Zug. Scope and implementation are checked for each project.
Discuss your sale property with IMLU
You would like to arrange a cooperation or have a specific sales property checked. Discuss the initial situation with Kacper Ruta. The first potential assessment is free and non-binding.
Kacper Ruta · IMLU · Werkstrasse 11, 6102 Malters