IMLU · COMMERCIAL · CENTRAL SWITZERLAND
Property preparation for real estate managers in Central Switzerland
You look after an apartment or house whose owner is considering selling. The condition is documented, but before marketing the work, the question arises as to which work makes sense and who will finance it. IMLU examines the potential, pre-finances the agreed upgrade and takes over its implementation.
How property managers benefit
A basis for decision-making for ownership
You can compare an as-is sale with a targeted upgrade. IMLU describes the proposed works, the materials budget and the economic assumptions. The owner sees which amounts are pre-financed, how positive additional proceeds are divided and which additional costs may arise separately.
A person responsible for the agreed upgrade
IMLU takes over the implementation of the released scope. Your administration coordinates the agreed interfaces, such as property access and owner approvals. Progress information, changes and final documents are coordinated. This means that your administration does not have to provide additional support for the individual renovation items without a defined responsibility.
Their mandate remains clearly defined
The cooperation regulates the property appreciation. Your commercial and administrative tasks continue to depend on your administrative mandate. A sales company that has already been commissioned can also remain involved. An upgrade by IMLU does not require an additional sales mandate to IMLU.
Documents that can be used for billing and handover
Work, material receipts, available plans and photos are assigned to the respective property. Your administration can use the released documents for owner information and the agreed project billing. PINNEX supports the orderly handover of the intended property documentation.
Additional fees from a separate order
If the owner requires services outside of your existing mandate, you can arrange a separate order for this. Depending on the mandate, this includes additional owner coordination, the coordination of access or the preparation of documents. Work that is actually commissioned is paid for. A recommendation to IMLU does not trigger a flat-rate commission.
On which properties collaboration might make sense
An empty apartment is to be sold
After moving out or changing ownership plans, the apartment is available, but floors, walls or furnishings are visibly worn. IMLU checks whether limited work enables economically sensible sales preparation. Vacancy alone is not a promise of pre-financing; Condition, budget and sales scope must match.
A single condominium needs clear preparation
The ownership wants to sell and your management can coordinate existing documents or access. Before it begins, it is clarified which work will affect the apartment and whether communal components or other consents will be affected. A manager role does not automatically mean the authority to enter into an improvement agreement for an individual owner.
Several apartments are individually examined for sale
Selected apartments for a portfolio can be assessed one after the other. Each unit receives its own scope of work, its calculation and the designated PINNEX starter package. Suitability and schedule are checked for each project. An inspected apartment does not result in a financing or capacity commitment for the entire portfolio.
Ownership compares sales and subletting
IMLU can assess the proposed appreciation for a proposed sale. If the property is to remain in the rental portfolio, the scope of services, financing and remuneration must be clarified separately. The Fix & Share model described here is billed from a sale and is not automatic financing for a rental renovation.
Which work can be included in the agreed scope
IMLU focuses on targeted measures that can improve the condition and sales presentation of a suitable property. Depending on the test, floor coverings, painting work, kitchen fronts, minor equipment work, cleaning and the maintenance of outdoor areas may be considered.
The proposal separates included work from services that require additional technical examination or a separate offer. Load-bearing components, extensive technical renovations, significant moisture or pollutant problems and approval-intensive conversions are not generally part of a limited upgrade.
For rented or inhabited properties, use, access and the necessary coordination are clarified in advance. Preparation for sale does not require automatic termination of a rental agreement or free availability of the rooms.
The written project basis
Kacper Ruta assesses for IMLU whether a more detailed inspection of the property makes sense. The first potential assessment is free and non-binding. Before implementation, the following points in particular are noted:
- Project-related market assessment in the current state and agreed base value.
- Scope of work, material budget and definition of further services.
- Sales scenarios with material reimbursement and distribution of positive additional proceeds.
- Contact person, property access and required approvals.
- Schedule and procedure for changes in scope or budget.
- Separately commissioned administrative and sales services.
- Provision for poor proceeds, abandonment or non-sale.
- Scope, authorizations and any ongoing costs of the PINNEX starter package.
We are planning at least a month for the renovation. The actual duration depends on the condition, the work and the delivery times. The subsequent marketing has its own schedule.
Ours shows which documents are useful for the first examination Overview of real estate sales.
How upfront financing and additional proceeds are settled
In the agreed Fix & Share model, the property remains the property of the owner. IMLU pre-finances the specified material and work services. The owner does not have to provide a renovation budget in advance for this extent.
The agreed, documented material costs will be paid back to IMLU upon sale. The positive amount above the base value agreed in writing and the repayable material costs is allocated 50 percent to the ownership and 50 percent to IMLU.
Divisible additional proceeds = sales price − agreed base value − repayable material costs.
IMLU covers its calculated workload from its own share. The work will not be deducted again in this billing before the 50/50 split. Management mandates, an additional sales mandate, taxes and other agreed costs are shown separately.
The base value is the comparative value agreed in writing for the project. It is not a guaranteed payout and does not replace an independent, bank or official assessment. In the event of a lack of positive additional proceeds or a lack of sale, the regulation agreed upon before the start of the project applies.
Calculation example for an assisted living apartment
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 650,000 |
|---|---|
| Freely accepted selling price P | CHF 790,000 |
| Agreed repayable materials M | CHF 24,000 |
| Assumed own work assignment from IMLU L | CHF 22,000 |
| Material and labor input pre-financed together | CHF 46,000 |
Material first, divide positive difference afterwards
| Selling price P | CHF 790,000 |
|---|---|
| Repayment of materials M | −CHF 24,000 |
| Proceeds after material reimbursement | CHF 766,000 |
| Base value B as a comparison value | CHF 650,000 |
| Positive divisible additional revenue D = P − B − M | CHF 116,000 |
| Owner's side: 50 percent of D | CHF 58,000 |
| IMLU: 50 percent of D | CHF 58,000 |
| Owner side before separate fees | CHF 708,000 |
IMLU contributes CHF 22,000 of its own assumed work effort from its CHF 58,000 share. This leaves IMLU with CHF 36,000 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 an additional sales mandate to IMLU. After the division, the owner's 1.5 percent will be borne by the owners. This is an explicitly chosen example assumption; the scope, VAT treatment and due date belong to the actual mandate.
| Optional IMLU sales mandate | −CHF 11,850 |
|---|---|
| Owner side after this sales fee | CHF 696,150 |
| Difference to the gross base value B | CHF 46,150 |
| Actual condition with the same sales fee | CHF 640,250 |
| Difference to comparison on the same fee basis | CHF 55,900 |
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.
| Price | Divisible amount | Owner's share | Owner amount after assumed sales fee |
|---|---|---|---|
| CHF 720,000 | CHF 46,000 | CHF 23,000 | CHF 662,200 |
| CHF 760,000 | CHF 86,000 | CHF 43,000 | CHF 681,600 |
| CHF 790,000 | CHF 116,000 | CHF 58,000 | CHF 696,150 |
If the divisible amount is zero or negative, the positive example calculation ends. Billing is then based on the agreed regulations.
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.
With an assumed sales price of CHF 720,000, the IMLU share of the additional proceeds is CHF 23,000. After the work input of CHF 22,000 assumed here, only CHF 1,000 remains before further costs. That's why we check the budget and economic scope before IMLU makes a commitment.
How your administration can achieve additional fees
Additional compensation arises through an order from the owner. The prerequisite is that the service in question is not already included in the existing administrative mandate and the scope and fee are agreed accordingly.
The following example uses freely accepted hours and an hourly rate of CHF 160. It is not a recommended price for property management and is not a compensation promise from IMLU.
| Additionally commissioned administrative service in the example | hours | Fee in CHF |
|---|---|---|
| Coordinate owner documents and project releases | 2 | 320 |
| Coordinate access and project-related appointments | 2 | 320 |
| Check project documents and assign receipts | 2.5 | 400 |
| Prepare closing documents and agreed handover | 1.5 | 240 |
| Total additional mandate | 8 | 1’280 |
CHF 1,280 is the fee turnover of your administration from an additional mandate that has actually been commissioned. The operating profit depends on your effort and your own costs. IMLU neither promises a specific number of such mandates nor a flat-rate placement fee.
If the owner bears this exemplary additional fee, in the scenario with a sales price of CHF 790,000, after the optional IMLU sales fee and CHF 1,280 management fee, CHF 694,870 remains. That is CHF 44,870 above the gross base value, still before the other deductions mentioned. When comparing with a sale in as-is condition, the administrative services required there must also be taken into account.
PINNEX for every upgraded apartment
The intended scope of the project includes one PINNEX starter package for each upgraded apartment. A QR code assigned to the apartment and a property-specific PIN enable intended access to approved property content. It is determined which information is intended for ownership, management or future buyers.
Available documents are organized to the agreed extent:
- Property information and existing plans.
- Photos of the initial condition and the work carried out.
- Descriptions of the measures as well as invoices and material receipts.
- Existing operating instructions and warranty documents.
- Information for the agreed handover.
The benefit for administration lies in the assignment to the correct property: which work was carried out, which document belongs to it and which documents can be passed on. If there are several apartments, each recorded unit receives its own assignment.
Setup, range of functions, access rights, handover and any ongoing costs are described in the offer. Tenant data, statements, copies of ID cards or bank documents do not automatically belong in a dossier that is accessible to interested parties. PINNEX does not replace the existing management software or the complete property archive without a separate agreement.
Tasks and releases in the project
| Involved | Responsibility to the agreed extent |
|---|---|
| Ownership or authorized representation | Decision, required consents and assignment |
| Property management | Tasks from the existing and, if necessary, additional mandate, coordinated access and owner information |
| IMLU | Potential assessment, upgrading proposal, agreed pre-financing, implementation and project billing |
| Designated sales company | Marketing and sales processing according to your own instructions |
| Appointed specialists and responsible bodies | Required technical examination and tasks according to the respective procedure |
Before the start, information channels, contact persons and approvals are agreed in writing. Budget changes are handled according to the agreed regulations. The administration only passes on owner or tenant data within the scope of the relevant authorization.
From the first conversation to the completed property
Discuss first property or cooperation
You can initially discuss the collaboration without a specific property. For an initial property inspection, information that is as anonymous as possible about the location, apartment or house, area, condition, use and intention to sell is sufficient.
Check condition and economical options
With the coordinated access, IMLU assesses the condition and the possible scope of work. The market assessment, the underlying value and the sales scenarios are discussed together with the owner. Your administration brings in the released existing property information.
Agree on scope and responsibilities
Ownership decides based on the project basis. Financing, material reimbursement, participation, additional fees, schedule, changes and how to deal with a weak or no sale are agreed.
Implement upgrades and assign documents
IMLU implements the agreed work and compiles the project documents. The administration receives the agreed information. The PINNEX starter package is prepared with the released content.
Calculate sales and handover
The commissioned sales company takes over the marketing. After the sale, the proceeds, material repayment, shares and separate fees are accounted for in a transparent manner. The agreed property documents will be made available to the authorized recipients.
Frequently asked questions from property managers
Does IMLU take over our property management?
IMLU takes over the agreed upgrade and, if necessary, a separate sales mandate. Ongoing management continues to be based on your management contract. The tasks are coordinated before the project.
Can we discuss a collaboration without an initial property?
Yes. You can first clarify cooperation, documents and responsibilities. A specific project is only implemented after the property has been examined and commissioned.
Which properties can we submit?
Apartments and houses with limited need for improvement and understandable economic scope before a sale may be suitable. Extensive technical problems or fundamental modifications require a separate inspection. IMLU assesses suitability individually.
Is an apartment also pre-financed for subletting?
The Fix & Share model described here is billed upon sale. A subletting project requires its own agreement on services, financing and remuneration. It does not automatically fall under the pre-financing presented.
Can inhabited or rented properties be checked?
An initial test is possible. Before inspection or work, access, usage situation and necessary coordination are clarified. IMLU promises neither free availability nor a specific rental law solution.
Who commissions IMLU for condominiums?
The commissioning is carried out by the owner or a correspondingly authorized representative. What consent is required for the specific scope and whether common parts are affected will be checked before the start. The administration does not commission solely because of its general administrative role.
Do owners have to pay for renovations in advance?
For the agreed Fix & Share upgrade, IMLU pre-finances the specified material and work services. Material reimbursement and participation will be settled upon sale in accordance with the project agreement. Services ordered separately have their own payment terms.
How are labor and materials taken into account?
Agreed repayable materials will be taken into account before the 50/50 split of the positive additional proceeds. IMLU covers its own work from its share. The tax assessment is carried out separately.
What happens without positive additional proceeds or without a sale?
These cases must be regulated in the project contract before the start. The underlying value is not a guaranteed payout amount. IMLU does not promise a minimum profit or a specific sales date.
Can we keep our current sales company?
Yes, the upgrade and the sales mandate can be ordered separately. The companies involved coordinate tasks and documents. The additional IMLU sales fee of 1.5 percent only applies to your own sales mandate to IMLU.
How does our administration earn money from a project?
About additional services actually ordered according to your mandate. Services already included will not automatically be reimbursed again. This cooperation does not include a flat-rate commission for a recommendation and no participation of your administration in the IMLU share.
Is PINNEX intended for every apartment?
Yes. A separate PINNEX starter package is provided for each apartment upgraded in the project. The available documents, setup, authorizations, handover and any ongoing costs are described in the offer.
Will our mandate continue after the sale?
The IMLU cooperation regulates the upgrading. Whether and how your administration will continue to be commissioned after a change of ownership depends on the existing agreements and the further commissioning. IMLU does not promise an automatic continuation of the administrative mandate.
How long does the upgrade take?
We are planning at least a month for the renovation. The actual duration depends on the condition, scope and delivery times. Subsequent sales have their own schedule.
In which region does IMLU work?
IMLU is a real estate brand of Ruta Group in Malters. This cooperation is aimed at administrations with properties in Luzern, Uri, Schwyz, Obwalden, Nidwalden and Zug. Suitability and implementation are checked for each project.
Discuss collaboration with IMLU
You are looking after a property with the intention of selling it or would like to agree on a process for suitable owner inquiries. Discuss the situation with Kacper Ruta. The first potential assessment of a specific property is free and non-binding.
Kacper Ruta · IMLU · Werkstrasse 11, 6102 Malters