IMLU · PRIVATE · COMMUNITIES OF HEIRS
Selling inherited property as a community of heirs
You want to decide together what to do with an inherited apartment or house. IMLU checks the condition and a possible upgrade before selling. You receive a defined scope of work and an understandable calculation for the entire owner side. For suitable properties, we pre-finance the agreed work.
Prepare a joint real estate decision
Know the condition and the possibilities
Perhaps some people involved know the house well, while others live further away. After agreed receipt, we check which works are suitable for sale and which questions are still open. The project basis describes the intended scope, the material costs and the selected sales assumptions. We agree with the authorized parties who will receive this information.
This makes it possible to talk about the same proposal rather than about different ideas about the property. A good presentation is no substitute for clarifying the actual situation. Known defects and open technical questions should be examined.
Weigh the appreciation against selling it in its current condition
An inherited property does not need to be extensively renovated just because of its age. We assess whether targeted work fits the sales goal. The calculation also shows a comparison without revaluation, with comparable sales costs assumed.
If you want to keep the property, rent it out or take it over within the family, that is a different decision. The Fix & Share model described here is billed via an agreed sale. For work without this sale, a separate service and financing agreement is required.
Set a realistic process
Clearance, move-out, renovation and sale have different dates. Personal items can initially be secured or taken over according to your specifications. Before work begins, it is determined which rooms are accessible and which equipment will remain.
We are planning at least a month for the renovation. Scope, condition and deliveries determine the actual duration. Sales time is considered separately and is not guaranteed. An upgrade is therefore particularly worth considering if you can plan for this additional period.
Clarify authority and approvals before commissioning work
If there are several heirs, the decision affects a common ownership side. The notaries of the Canton of Zurich explain that, subject to legal exceptions, heirs dispose of the estate together. Who can act effectively in your situation and commission which services will be clarified before receipt and execution. This does not automatically give a designated contact person the authority to represent everyone else. Information about the community of heirs.
For the IMLU order, we record who receives offers, bundles queries and issues the necessary approvals. If an executor or other authorized representative is involved, we coordinate the real estate process with this person. The specific power of representation will be clarified separately.
IMLU assesses and realizes the agreed scope of real estate. Inheritance quotas, inheritance division, tax issues and disputed representation rights are clarified with the responsible specialist advisor. Our calculation divides any possible additional revenue between IMLU and the owner side. It does not determine what individual heirs are entitled to.
What we need to assess the property
For the first contact, a short description, the location and your role are sufficient. Before concrete planning, we check which property documents are available and required for the task. These can include:
- Property type, approximate area and number of apartments.
- Existing floor plans and information on work already carried out.
- The known condition of floors, surfaces and equipment.
- Information about current usage and possible access.
- Property-related ownership and representation information to the extent required.
- Existing sales or management mandates.
- In the case of condominium ownership, the documents and responsibilities relevant to the planned work.
- Desired time frame and the rooms available for work.
Missing documents are listed as open points. The list is a working basis and not a blanket statement about which documents are legally required for every sale. We will clarify later which evidence is required and how it is transmitted.
Our contribution Documents for the sale of real estate shows how you can organize the property-related documents for an initial meeting.
Wills, private account documents, copies of ID cards and family files do not belong in the public initial contact form. Personal items and their distribution will not become part of the IMLU property documentation without an order.
Which upgrade is suitable for your property
We examine apartments and houses where a clear scope of work can be agreed upon before the sale. Visibly worn floor surfaces, wall surfaces or individual elements of the existing equipment can be the reason for this test. We determine which work seems sensible, what is retained and which questions require additional professional clarification.
The proposal contains the agreed base value, the material budget, the scope of work and the intended documentation. Access, changes and acceptance will be regulated before the start. A complete renovation is not automatically part of the offer; the decisive factor is the scope that is actually released.
An occupied or rented property does not become available for work simply by requesting it. Use, access and required consents must fit the project. Open ownership or representation issues are also clarified before binding work begins.
IMLU assumes responsibility for the agreed upgrade and the agreed property documents. The presentation for sales is specified in the respective order. An existing broker can continue the sale; a sale by IMLU requires a separate mandate.
How Fix & Share is billed
The property remains with the owner. IMLU pre-finances the agreed scope of materials and work for suitable projects. The model does not provide for any prior contribution from the owners for this work. The later repayment of materials and a positive share of the proceeds are part of the project billing.
Before the start, a base value is agreed in writing. It is a project-related reference value and is neither a guaranteed payout nor automatically the tax value, the purchase price or an independent bank valuation.
The agreed, documented material costs are accounted for when the property is sold. Any positive additional proceeds are then split 50/50 between all owners together and IMLU.
Divisible additional proceeds = sales price − agreed base value − repayable material costs
IMLU covers its labor costs from its own share. These costs will not be deducted a second time before division. The community of heirs regulates its internal distribution separately; the 50/50 split with IMLU does not establish equal shares among the heirs.
An additional IMLU sales order costs 1.5% of the notarized purchase price. The scope, VAT treatment and due date are recorded in the separate sales mandate. The upgrade does not require you to replace an existing agent. In the case of another seller, their actually agreed fee will be taken into account; the IMLU sales commission does not apply in addition.
Illustrative calculation for all owners together
The example shows freely chosen assumptions for an inherited residential property. The numbers are not an evaluation of your property, not a forecast, not an offer and not the result of a completed IMLU project. All ownership amounts apply to the entire ownership side, not to a single inheriting person.
We assume CHF 860,000 as the base value agreed in writing, CHF 1,040,000 as the sales price after the revaluation and CHF 30,000 as repayable materials. In addition, we choose the separate IMLU sale at 1.5%. In the example, this sales commission is borne by the owner after the division.
| position | Amount CHF |
|---|---|
| Agreed underlying value | 860’000 |
| Assumed selling price after appreciation | 1’040’000 |
| Repayment of the agreed materials | 30’000 |
| Positive divisible additional revenue | 150’000 |
| Share of the entire ownership side of the additional proceeds | 75’000 |
| IMLU's share of the additional proceeds | 75’000 |
| Owner's proceeds before separate fees | 935’000 |
| Separate IMLU sales fee of 1.5% | 15’600 |
| Proceeds of the owner's side after this sales fee | 919’400 |
| Difference to the gross base value | 59’400 |
Assuming additional labor costs of CHF 26,000, IMLU is left with CHF 49,000 of its share before financing, operating costs, taxes and other expenses. The material repayment replaces the pre-financing of these materials and is not an additional profit.
The comparison without appreciation
For the comparison, we assume a sale in its current condition at a base value of CHF 860,000 and also calculate a 1.5% sales fee. These assumptions serve for comparability and do not predict an actual achievable price.
| Variant | Sales fee CHF | Proceeds from the owner side CHF |
|---|---|---|
| Selling in current condition at CHF 860,000 | 12’900 | 847’100 |
| Upgrade with Fix & Share and sale at CHF 1,040,000 | 15’600 | 919’400 |
| Computational difference in these assumptions | — | 72’300 |
The CHF 59,400 from the first table compares the revaluation case with the gross base value. The CHF 72,300 compares it with a sale in its current condition after a similarly assumed sales fee. There are different comparison sizes.
All proceeds shown are before additional VAT owed, taxes, estate and other advice, clearance, notary and land registry costs, mortgage repayment, early repayment costs, ongoing property costs and other agreed expenses. Such proceeds are therefore not automatically net profit or the amount that can be paid out to individual heirs. Additional services actually ordered will be taken into account separately in your project planning.
What a different selling price changes
For these variants, the base value of CHF 860,000, the materials of CHF 30,000 and the additional sales fee of 1.5% remain the same. Only the assumed selling price changes. The cost exclusions mentioned above apply to every variant.
| Selling price CHF | Divisible additional proceeds CHF | Owner's share CHF | Proceeds after sales fee CHF |
|---|---|---|---|
| 920’000 | 30’000 | 15’000 | 861’200 |
| 980’000 | 90’000 | 45’000 | 890’300 |
| 1’040’000 | 150’000 | 75’000 | 919’400 |
At a sales price of CHF 890,000, the divisible additional proceeds are zero. At CHF 880,000 it is minus CHF 10,000. Then the positive example distribution does not apply. The handling of a shortfall, a lack of sale or a project cancellation will be agreed in writing before the start. The example calculation does not specify these contractual consequences and does not guarantee payment of the underlying value.
The materials budget also influences the calculation: With a selling price of CHF 1,040,000 and CHF 40,000 instead of CHF 30,000 of repayable materials, CHF 140,000 would be divisible. After the assumed sales fee, the owners were left with CHF 914,400, i.e. CHF 5,000 less than in the first example. Such a cost change requires the agreed approval; it is not an automatic budget increase.
PINNEX organises the records for each improved apartment
For each apartment upgraded in the project, a PINNEX starter package is part of the intended scope of services. A property-related QR code and a property-specific PIN lead to the agreed property information. Setup, authorized recipients, handover and any subsequent operating costs are specified in the offer.
Depending on the scope, existing plans, approved work photos, descriptions, material receipts, instructions and warranty documents are assigned to the property. This makes it possible for the community of heirs to see which work was agreed and documented. Only the property information released for this purpose will be prepared for those interested in purchasing.
Wills, personal asset information and internal documents relating to the division of inheritance do not belong in the buyer's dossier. PINNEX does not replace a legal probate file or the clarification of who is allowed to receive which documents. A new common user administration for all heirs is not automatically guaranteed with this offer.
From first assessment to final settlement
Discuss the first real estate question
You describe the property, your role and the status of the decision. An initial inquiry is also possible if not all questions have been clarified. We explain the procedure; the request itself does not constitute a work or sales order.
Visit and check the scope
Once access has been clarified, we check the condition, existing documents and possible work. We explain the assumptions for the comparison and the open points. If additional technical clarifications are necessary, these will be stated before a corresponding decision is made.
Release together and agree in writing
The authorized owner or representative decides on the order. Base value, material budget, work, access, changes, acceptance and billing if things go differently are recorded. A separate sale remains a separate decision.
Carry out the agreed work
IMLU realizes the released upgrade and provides the agreed status information. Affected rooms and personal items will be treated according to the agreed procedure. We prepare the agreed PINNEX starter package for each upgraded apartment.
Sell and settle the part of the property
The assigned salesperson manages the sale. Materials, positive additional proceeds and separate fees are billed in a comprehensible manner according to the agreements. The internal division of the inheritance and the payment to individual participants follow your own legal and financial regulations.
Questions from communities of heirs
All we can do first is check whether the property is suitable
Yes. The first potential check is free and non-binding. For further planning, we clarify the condition, access, documents and the possible scope of work. An upgrade will only begin after the corresponding order has been placed.
Can we inquire before all heirs have decided to sell
You can first get to know the procedure and discuss general property information. This does not result in an automatic release. Who is allowed to approve access and subsequent orders will be clarified before the respective steps.
Can one contact person decide everything for the community
A contact person can bundle queries and receive documents to the agreed extent. Whether she is allowed to act in a binding manner depends on the specific authorization and will be clarified separately. Naming yourself as a contact person does not replace this authorization.
IMLU also works with an execution of wills or our advice
Yes, the real estate process can be coordinated with the responsible authorized person and your specialist advisor. We clarify which property information is needed and shared. Their own tasks and fees remain separately regulated.
Do we have to pay for the renovation first?
Fix & Share does not provide for any prior contribution from the owners for the agreed IMLU upgrade scope. The materials will be returned later after the agreement; a positive divisible additional proceeds is divided. Other estate, property and sales costs are not automatically financed.
What does 50/50 mean for us as heirs?
The 50/50 refers to the positive divisible additional proceeds between IMLU and the entire ownership side. They are not a statement about equal inheritance rates or equal distribution among family members. You regulate separately how the owner's proceeds are distributed internally.
The work of IMLU is also deducted before the division
No. The positive invoice described takes into account the sales price, agreed base value and repayable materials. IMLU covers its labor costs from its own share. Separate sales fees and other costs are separate items.
How is the underlying value determined?
It is checked for the specific project and agreed in writing before it begins. The assumptions used and available property information are discussed. The underlying value is not a guaranteed payout and is not automatically a tax or bank value.
We also have to give the sale to IMLU
No. An existing broker can remain responsible. The additional rate of 1.5% only applies to a separately issued IMLU sales mandate. For another seller, the actual agreed fee will be applied.
What happens without positive additional revenue or without a sale
If the result is zero or a shortfall, the positive 50/50 split will not be applied. These situations and a possible termination must be contractually regulated before the start. The example calculation does not promise any specific payout or assumption of all losses.
Do we have to completely clear the house first?
This depends on the scope of work approved. We determine which rooms must be accessible and which equipment remains. Clearance, transport or storage are agreed separately; the distribution of personal items remains with the authorized persons.
How long does the renovation and sale take?
We are planning at least a month for the renovation. Scope, condition and deliveries determine the actual duration. Clearance, further clarifications and marketing will be planned separately. We do not guarantee a specific sales date.
Is the model suitable if someone takes over the property themselves?
The model shown refers to an upgrade with an agreed sale. An internal takeover, further personal use or rental requires a separate examination and agreement. The example calculation neither determines a buyout price nor the claims of other heirs.
What documents do we receive via PINNEX?
A starter package is provided for each upgraded apartment, property QR, property-specific PIN and the agreed property documents. Who gets access, what information is released to buyers and how the handover takes place is determined for the project.
Also check properties outside the canton of Luzern
Yes. From Malters we support suitable projects in Luzern, Uri, Schwyz, Obwalden, Nidwalden and Zug. Our regions show the geographical framework. Before making an agreement, we will clarify whether the property, scope and desired period are suitable.
Further advice on inherited property
Our guide complements the property inspection with questions about joint planning and preparation for the sale. The specific IMLU service and your request remain on this page.
Discuss your inherited property
Kacper Ruta is your contact at IMLU. Briefly describe the property and what you would like to clarify. We do not require a company name or the full estate for the first contact.
Kacper Ruta · IMLU · Werkstrasse 11, 6102 Malters