IMLU · COMMERCIAL · CENTRAL SWITZERLAND
Property preparation for trust companies
Your client would like to sell an older apartment or house. They accompany the financial decisions, the estate or the tax settlement. IMLU checks which upgrade makes economic sense before the sale, pre-finances the agreed work and takes over its implementation.
What your trust company gains from working together
A concrete proposal for properties that need to be sold
In the event of an inheritance, a change of residence or estate planning, the question often arises as to whether it makes sense to sell the property in its current condition. IMLU compares this path with a targeted upgrading. You can show your client what work is planned, what costs will arise and what additional revenue could remain under the respective assumptions.
Less operational coordination
IMLU coordinates the agreed renovation work and documentation. You will receive a contact person and coordinated information on budget, progress and completion. This allows you to concentrate on your fiduciary mandate.
Additional fees from services actually commissioned
The collaboration can result in additional tasks in your area of expertise, for example tax sales planning, checking project accounting or the financial processing of an inheritance division. You agree on the scope and fee with your client. Work already included in the existing mandate will be taken into account accordingly.
Better documents for tax assessment
IMLU brings together project positions, material receipts, service descriptions and photo documentation. Your trust company will assess the tax classification. This provides an organized basis for comprehensibly checking maintenance, value-adding expenses and other costs.
A digital property dossier with PINNEX
Plans, documented work, invoices and available warranty documents remain assigned to the property. Access via QR code and a property-specific PIN makes it easier to hand over to authorized persons. The released project documents can be made available to your trust company. The scope of functions is recorded in the project offer.
Where IMLU can support trust mandates
Real estate from an inheritance
A community of heirs wants to decide how to deal with an older property. IMLU assesses the sales potential and creates a proposal for an economically justified upgrade. According to your mandate, you will assist with financial and tax issues. Before the assignment, the necessary consents and powers of representation must be clarified.
Sale as part of estate planning
Your client would like to sell a property in order to reorganize assets, change living space or prepare a succession. The IMLU calculation supplements your planning with the initial value, material budget, sales scenarios and the contractual revenue distribution.
Vacant or visually outdated apartments
The building structure is suitable for the intended scope, but floors, walls, furnishings or presentation make marketing difficult. IMLU examines whether a limited renovation offers sufficient economic scope compared to selling it as is.
Financial settlement of an already planned sale
You are already looking after the client while another company takes over the marketing. The roles can be coordinated depending on the project. Commissioning IMLU for the upgrade does not require an additional sales mandate to IMLU.
What IMLU provides
Kacper Ruta assesses the condition, the market and the appreciation potential for IMLU. The first potential assessment is free and non-binding. Detailed project planning and its scope are then described in the offer.
Before the start, those involved receive a written project basis with the following information:
- Assessment of the achievable sales price in the current condition and mutually agreed base value.
- Proposed work with differentiation from services not included.
- Material budget and calculated work input from IMLU.
- Sales scenarios with revenue distribution and separately stated fees.
- Schedule, responsibilities and approval of budget changes.
- Rules for poor sales proceeds, cancellation or no sale.
- Scope of the PINNEX starter package, access authorizations and any ongoing costs.
After approval, IMLU pre-finances the agreed upgrade and coordinates the implementation. At the end, the work carried out, the associated documents and the project billing are brought together.
The IMLU market assessment is used to make project decisions. If your mandate requires an independent, bank-side or official assessment, this will be organized separately.
Calculation example for an upgraded 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 1,090,000 |
|---|---|
| Freely accepted selling price P | CHF 1,300,000 |
| Agreed repayable materials M | CHF 30,000 |
| Assumed own work assignment from IMLU L | CHF 30,000 |
| Material and labor input pre-financed together | CHF 60,000 |
Material first, divide positive difference afterwards
| Selling price P | CHF 1,300,000 |
|---|---|
| Repayment of materials M | −CHF 30,000 |
| Proceeds after material reimbursement | CHF 1,270,000 |
| Base value B as a comparison value | CHF 1,090,000 |
| Positive divisible additional revenue D = P − B − M | CHF 180,000 |
| Owner's side: 50 percent of D | CHF 90,000 |
| IMLU: 50 percent of D | CHF 90,000 |
| Owner side before separate fees | CHF 1,180,000 |
IMLU contributes CHF 30,000 of its own assumed work effort from its CHF 90,000 share. After that, IMLU remains with CHF 60,000 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 19,500 |
|---|---|
| Owner side after this sales fee | CHF 1,160,500 |
| Difference to the gross base value B | CHF 70,500 |
| Actual condition with the same sales fee | CHF 1,073,650 |
| Difference to comparison on the same fee basis | CHF 86,850 |
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 1,180,000 | CHF 60,000 | CHF 30,000 | CHF 1,102,300 |
| CHF 1,240,000 | CHF 120,000 | CHF 60,000 | CHF 1,131,400 |
| CHF 1,300,000 | CHF 180,000 | CHF 90,000 | CHF 1,160,500 |
| CHF 1,100,000 | −CHF 20,000 | – | No positive distribution; Project regulation required |
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.
How your trust company can provide additional services
Your fee arises from the order of your client. Possible additional services include tax planning before the sale, checking the economic options, controlling billing and the financial distribution of the proceeds according to your mandate.
The following example uses a freely assumed hourly rate of CHF 180. The hours are example values for an additionally agreed mandate. They are neither a recommended price nor a compensation promise from IMLU.
| Example of an additional fiduciary service commissioned | hours | Fee |
|---|---|---|
| Financial options and sales planning | 3 | 540 |
| Review and tax allocation of project documents | 4 | 720 |
| Preparation of tax documents and final audit | 3 | 540 |
| Financial distribution and information for clients | 2 | 360 |
| Total additional mandate | 12 | 2’160 |
Four mandates of this size actually commissioned result in a fee turnover of CHF 8,640. This does not result in any commitment regarding the number of suitable properties or orders. Operating profit depends on your own costs.
If the owner in the sales scenario were to pay an additional CHF 1,300,000 of this trust fee, after the exemplary IMLU sales fee and CHF 2,160 trust fee, CHF 1,158,340 would remain. That is CHF 68,340 above the gross base value, still before taxes and other costs. In comparison to a sale in as-is condition, escrow costs must also be taken into account.
If your company takes on a separately agreed sales mandate, your agreed fee applies. IMLU's 1.5 percent does not apply to a sales mandate not awarded to IMLU. Double remuneration for the same sales performance is not assumed in the project.
Any mediation compensation must be agreed separately and treated transparently towards the client. Whether it is compatible with your specific mandate and who is entitled to it must be checked in advance. There is no flat-rate commission for this offer.
PINNEX as digital documentation of every upgraded apartment
For each apartment upgraded in the IMLU project, a PINNEX starter package is part of the intended scope of the project. The QR code is assigned to the apartment. A property-specific PIN is used for intended access to the released content.
The starter package brings together the documents agreed and available in the project:
- Property information and existing plans.
- Photos of the initial condition and the work carried out.
- Descriptions of the measures as well as associated invoices and material receipts.
- Existing instructions and warranty documents.
- Information for the agreed handover.
This assignment makes it easier for your trust company to find the project documents. The ownership receives traceable documentation. In the event of a sale, the property documents released for this purpose can be handed over to the buyer.
PINNEX is used as part of the launch of IMLU with a scope of functions agreed on a project-specific basis. Setup, approvals, access, handover and any ongoing costs are described in the offer. Personal tax, estate or financial documents do not automatically belong in a property dossier that is accessible to interested parties.
Tasks and responsibilities
| Involved | Task in the agreed project |
|---|---|
| Ownership or authorized representation | Decision, required consents and assignment |
| Escrow company | Commissioned financial and tax advice and review of relevant documents |
| IMLU | Market assessment, upgrading concept, agreed pre-financing, implementation and project accounting |
| Appointed sales company | Marketing and sales processing according to your own mandate |
| Notary and responsible authorities | Notarization and other tasks according to the respective order and procedure |
Before the start, contact persons, information channels, budget approvals and responsibilities are agreed in writing. The client determines which advice and which sales company they commission. Your data and documents are released according to these roles.
Which properties are suitable for upgrading
IMLU focuses on apartments and houses where limited work can meaningfully improve the condition and sales presentation. Depending on the property, this includes floor coverings, painting, kitchen fronts, minor equipment work, cleaning and the maintenance of outdoor areas.
The prerequisite is that the condition, costs and expected sales scope match the agreed project. Load-bearing components, comprehensive technical renovations, significant moisture or pollutant problems and approval-intensive conversions require a separate technical inspection. Listed properties are not part of the standard scope of this offer.
In the case of condominium ownership, the demarcation between the apartment and the communal components as well as the necessary consents are clarified before the start. Rented properties also require an examination of the usage situation and access.
We are planning at least a month for the renovation. The actual duration depends on the scope, condition and delivery times. The subsequent marketing has its own schedule.
Collaboration from the first property to billing
First assessment
You describe the property, the desire to sell it and your role in the mandate. For the first check, key data that is as anonymous as possible is sufficient. IMLU assesses whether a more detailed examination makes sense.
Visit and economical options
With the necessary consent, IMLU inspects the property and prepares the market assessment, proposed scope and scenarios. Your trust company will add the financial and tax implications as requested.
Written agreement
The ownership decides based on the complete offer. Base value, material repayment, division, additional fees, changes and how to deal with a lack of or weaker sale are recorded.
Upgrade and documentation
IMLU coordinates the agreed work and documents the implementation. The PINNEX starter package is prepared with the agreed property documents.
Sales and closing
The commissioned sales company takes over the marketing. After the sale, proceeds, material repayments, participations and separate fees are accounted for in a transparent manner. Your trust company handles the financial and tax tasks assigned to this.
Frequently asked questions from escrow companies
IMLU takes over our fiduciary mandate
IMLU takes over the property upgrade agreed in the project and, if necessary, a separate sales mandate. Your financial and tax benefits continue to be based on the mandate of your client.
Can we start collaborating with a single property
Yes. IMLU establishes cooperation with trust companies. A concretely tested initial project makes it possible to define roles and documents together. A property will only be implemented after inspection and a written order.
The client must pay for the renovation in advance
In the agreed Fix & Share model, IMLU pre-finances the specified revaluation. Material reimbursement and participation will take place in accordance with the project agreement. Additional mandates and their payment terms are regulated separately.
How is the underlying value determined?
IMLU creates a project-related market assessment in the current state. The underlying value is agreed in writing with the owner. It is not a guaranteed payout and does not replace an assessment required by a bank, authority or specific mandate.
Are all renovation costs deductible before division
For the Fix & Share billing described here, the agreed repayable material costs are taken into account before the 50/50 split. IMLU covers its own calculated workload from its share. The tax treatment of the individual expenses is separate.
What happens without additional proceeds or without a sale
These cases will be regulated in the project contract before the start. There is no guarantee of a minimum price, a profit or a specific sales period. Without an agreed regulation for these cases, IMLU will not begin the revaluation.
Are appreciation costs and investments tax deductible?
This cannot be promised across the board. Your trust company will check maintenance, value-adding expenses, fees and the participation agreement according to the applicable law and the specific facts. The economic Fix & Share calculation is not a property gains tax calculation. In the canton of Luzern, the allocation and justification of individual cost items are relevant; organized evidence supports this examination.
Is PINNEX included per apartment
Yes, one PINNEX starter package is provided for each apartment upgraded in the project. We specify the scope of functions included, the documents and any running costs in the project offer. The deployment takes place with the scope agreed for the initial project.
Do we have to give the sales mandate to IMLU
The upgrade and sale can be ordered separately. If IMLU takes over the sales processing, the separate fee of 1.5 percent of the purchase price applies according to the mandate. For another sales company, their agreed fee applies.
We receive a commission for the recommendation
This site does not contain a flat referral commission. Your additional fee arises from the services actually commissioned. A separate placement fee requires a transparent agreement and an examination of its compatibility with your mandate.
What data does IMLU need for the first check?
Initially, the location, type of property, approximate living space, year of construction, condition, use and intention to sell are sufficient. Personal tax documents, inheritance division files or bank statements are not required for this initial assessment. The transfer of identifiable property and client data requires the appropriate authorization.
In which region does IMLU work?
IMLU is a real estate brand of Ruta Group in Malters. This cooperation is aimed at trust companies with properties in Luzern, Uri, Schwyz, Obwalden, Nidwalden and Zug. The suitability and implementation are checked individually for each property.
Discuss your first property with IMLU
You are looking after a client with an older apartment or house and would like to clarify the options before selling. Send us the key details. Kacper Ruta is examining for IMLU whether a targeted upgrade could make economic sense and what next steps are necessary.
Kacper Ruta · IMLU · Werkstrasse 11, 6102 Malters