IMLU · PRIVATE · MOVE TO A CARE HOME
Selling a property when moving into care
You are planning to move into a care home and would like to clarify what will happen to your apartment or house. IMLU checks whether a targeted improvement fits the property and your schedule before selling it. You will receive a described scope of work and a comprehensible calculation. For suitable properties, we pre-finance the agreed work.
Coordinate the real estate decision with the move
First, clarify what should happen to the home
A move to a care home does not in itself determine a sale. Maybe someone else lives in the property, you want to rent it out first or make the decision later. We discuss which real estate issue you actually want to clarify and what access to the property is possible.
The Fix & Share model described here is billed via an agreed sale. If you want to keep the property or rent it out, any work will require a separate service and financing agreement. The sales scenario on this page is not an automatic commitment to this.
Selling in its current condition or targeted upgrade
Even an older house does not necessarily need extensive renovation before it can be sold. We check which work seems sensible for the specific property, what can be preserved and which technical questions are open. The proposal includes scope, material costs and sales assumptions.
You can compare this proposal to a sale in current condition. The additional time required and the ongoing property costs also count. The decision should fit your need for available funds. A higher assumed selling price alone does not answer this question.
Plan the move out and the sale separately
The date of moving into the care home, the handover of the previous apartment and the sale of the property are different dates. We are planning at least a month for the renovation. Condition, scope and deliveries determine the actual duration; the subsequent sales time is considered separately and is not guaranteed.
If funds need to be available earlier, this should be included in the first meeting. The pre-financing of our agreed work does not replace interim financing of home bills, mortgages or other ongoing expenses. If the additional period does not fit, a sale without this work should be considered as an option.
Arrange personal belongings and access before work
If the move out is still imminent
We coordinate the possible start of work with the actually available access. You determine which items are taken, handed over or stored and which equipment remains in the property. A description is sufficient for an initial exchange; Personal mementos do not have to be photographed or valued.
Clearance, transport and storage are agreed separately with the persons or companies commissioned for this purpose. IMLU determines with the authorized owner the condition in which the rooms will be handed over for the agreed work. This means that a planned move out does not accidentally become a release for complete clearance.
If the property is already vacant
After the agreed inspection, we record which rooms are accessible, which items remain and who hands over keys. Known defects and open questions are included in the examination. An empty apartment makes access easier, but says nothing about whether the project is economically or technically suitable.
If someone stays in the house or there are rental or usage rights, the available work space will be clarified. Moving one person does not automatically make the entire property available for work.
Clarify contact persons and authorizations
You can make the request yourself or bring in a relative for the first exchange. We agree who organizes appointments and receives what property information. The binding decisions regarding access, work and sales are made by the authorized persons.
Who is allowed to represent you will be clarified before the corresponding project step. When providing assistance, it depends on the tasks assigned and the specific decision. The city Luzern explains the different forms and areas of responsibility. Adult protection information.
IMLU takes care of the agreed property upgrade and the coordinated property documents. Legal representation, social benefits and personal financial planning remain with the responsible body or specialist advice. For the first inquiry we need general property information and your own contact details.
Which services fit the property
We examine apartments and houses where a clear scope of work can be agreed upon before the sale. Worn floors, wall surfaces or individual elements of the furnishings can be a reason for a targeted upgrade. What work is actually included is stated in the offer.
The project basis describes the agreed base value, the material budget, the planned work, access and acceptance. Changes will be agreed before execution. If additional technical clarifications or approvals are required, these are listed as open requirements.
Existing floor plans, approximate area, known condition, information on current use and a desired time frame are helpful. Further information can be found in our article Documents for the sale of real estate. Existing sales or administration mandates are taken into account. We will clarify any missing documents as we proceed; they do not have to be replaced by estimates or private files in the first contact.
IMLU can realize the agreed upgrade while an existing broker continues the sale. Commissioning IMLU to sell is your own decision and will be agreed upon separately.
How upfront financing and settlement work
The property remains with the owner. For suitable projects, IMLU pre-finances the agreed scope of materials and work. The model does not provide for any prior contribution from the owners for this work. The later repayment of the agreed 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 figure and not a guaranteed payout. It also does not automatically correspond to the tax value or an independent bank valuation.
When billing the agreed sale, the documented refundable materials will be taken into account. Any positive divisible additional proceeds will then be split 50/50 between the ownership side 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 material repayment replaces the pre-financing of the materials and is not an additional profit.
An additional IMLU sales order costs 1.5% of the notarized purchase price. The scope, VAT treatment and due date are recorded in a separate mandate. If another sales company has the order, their actually agreed fee will be taken into account; the IMLU sales commission is not added to this.
Illustrative calculation for the owner
The following numbers are freely chosen assumptions for a residential property. They are not an evaluation of your property, not a forecast, not an offer and not the result of a completed IMLU project. They show the property proceeds for the entire owner side before any further deductions.
We assume CHF 730,000 as the base value agreed in writing, CHF 880,000 as the sales price after the upgrade and CHF 26,000 as repayable materials. In the example, the separate IMLU sale at 1.5% is also selected. This sales fee is borne by the owner after the division.
| position | Amount CHF |
|---|---|
| Agreed underlying value | 730’000 |
| Assumed selling price after appreciation | 880’000 |
| Repayment of the agreed materials | 26’000 |
| Positive divisible additional revenue | 124’000 |
| The owner's share of the additional proceeds | 62’000 |
| IMLU's share of the additional proceeds | 62’000 |
| Owner's proceeds before separate fees | 792’000 |
| Separate IMLU sales fee of 1.5% | 13’200 |
| Proceeds of the owner's side after this sales fee | 778’800 |
| Difference to the gross base value | 48’800 |
Assuming additional own labor costs of CHF 24,000, IMLU is left with CHF 38,000 of its share before financing, operating costs, taxes and other expenses. This internal calculation does not change the ownership share shown above.
Compare with a sale without an upgrade
For the comparison, we assume a sale in today's condition with a base value of CHF 730,000 and also a 1.5% sales fee. The comparable fee assumption makes the difference legible. Both sales prices are assumptions and must be assessed separately for a real property.
| Variant | Sales fee CHF | Proceeds from the owner side CHF |
|---|---|---|
| Selling in current condition at CHF 730,000 | 10’950 | 719’050 |
| Upgrade with Fix & Share and sale at CHF 880,000 | 13’200 | 778’800 |
| Computational difference in these assumptions | — | 59’750 |
The CHF 48,800 from the first table compares the revaluation case with the gross base value. The CHF 59,750 compares it with the sale without appreciation based on a similarly assumed sales fee. These are different comparison sizes.
All proceeds are before additional VAT owed, taxes, advice, clearance, moving and storage, notary and land registry costs, mortgage repayment, early repayment costs, ongoing property costs and other agreed expenses. In particular, the additional duration can result in additional ongoing costs. The tables are a comparison of the model described and the sales fees, not a complete personal financial plan.
Other sales prices change the result
Base value CHF 730,000, materials CHF 26,000 and separate sales fee of 1.5% remain the same here. Only the assumed selling price changes. The other deductions mentioned above also remain open in these variants.
| Selling price CHF | Divisible additional proceeds CHF | Owner's share CHF | Proceeds after sales fee CHF |
|---|---|---|---|
| 800’000 | 44’000 | 22’000 | 740’000 |
| 840’000 | 84’000 | 42’000 | 759’400 |
| 880’000 | 124’000 | 62’000 | 778’800 |
At a sales price of CHF 756,000, the divisible additional proceeds are zero. At CHF 746,000 it is minus CHF 10,000. Then the positive example split is not applied. Shortages, lack of sales and project termination must be regulated in writing before the start; the example calculation does not guarantee a payout of the underlying value.
The material budget also influences the bill. With a selling price of CHF 880,000 and CHF 36,000 instead of CHF 26,000 of repayable materials, CHF 114,000 would be divisible. After the assumed sales fee, the owners were left with CHF 773,800, i.e. CHF 5,000 less than in the first example. An actual change to the budget requires the agreed approval.
Check real estate proceeds and personal financing separately
The owner proceeds shown are not automatically the amount that you can use freely after the sale. Mortgage, taxes and other obligations are taken into account with your actual information. The timing of the available funds also follows the specific sale and its settlement.
If additional services are relevant, the real estate decision belongs to the individual clarification. Eligible income and assets are taken into account in the EL calculation; significant changes can affect the calculation. The responsible EL office will check your situation. Information from the AHV/IV on supplementary benefits.
IMLU provides you with the agreed property scope and the associated calculation as a basis for these discussions. Coverage of certain care costs, a number of months financed at home or entitlement to social benefits cannot be derived from the example.
PINNEX for every upgraded 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. You can understand the agreed work using these documents. The property information released for this purpose is being prepared for those interested in buying.
Medical records, personal financial files and representation documents remain outside of the buyer's dossier. Which person receives which property information is coordinated. This means that the documents relating to the apartment can be handed over while private information remains with the responsible people.
From the first conversation to the sale
Discuss the real estate issue and the time frame
You describe the apartment or house, your role and the status of the decision. We clarify whether a property inspection makes sense and which dates need to be taken into account. An initial inquiry is also possible before a sale has been decided; it does not yet issue any work or sales orders.
Check condition and access
Once access has been cleared, we inspect the property. We check possible work, existing documents and open technical points. Personal belongings and the use of the rooms are included in the planning to the extent that this is necessary for the agreed work.
Agree on scope and billing in writing
The authorized owner or representative decides on the order. Base value, materials, work, changes, acceptance and the handling of a different project course are recorded. A separate sales order remains a separate agreement.
Implement the released work
IMLU carries out the agreed upgrade and provides the agreed status information. Keys, access and changes follow the agreed procedure. We prepare the PINNEX starter package with the required documents for each upgraded apartment.
Complete the property sale and project accounting
The assigned salesperson manages the sale. Materials, positive additional proceeds and separate fees are billed in a comprehensible manner according to the agreements. For your personal financial planning, the actual obligations and the timing of the available funds are also taken into account.
Questions about selling real estate when moving into a care home
Do we have to sell the property because of the move?
The move alone does not determine how to proceed. You can first clarify the ownership situation, use and personal goals. IMLU is examining a possible appreciation for a proposed sale. Keeping or renting requires a separate decision and a separate agreement for any work.
Can we get an assessment first?
Yes. The first potential check is free and non-binding. For concrete planning, we clarify the condition, access and possible scope. Binding work only begins after the relevant order has been placed.
Can relatives make the first contact
Yes. Relatives can discuss a general real estate question and coordinate appointments. Who is allowed to authorize access, work and sales will be clarified before each step. Contacting us does not constitute proof of authority to represent you.
What applies if a support person is involved?
We coordinate the real estate process with the responsible authorized person. The specific order and the necessary approvals depend on the actual power of representation. A role field in the form does not replace this clarification.
The apartment must be completely cleared beforehand
That depends on the scope of work. Before the start, it is determined which rooms must be accessible and which equipment will remain. Clearance, transport and storage are agreed separately. Personal items will be handled according to the instructions of the authorized persons.
What if another person stays in the house
Then we check the actual usage and possible access. The move of one person does not result in a release for the entire house. This situation will determine whether a sale or an upgrade is appropriate for the property.
IMLU covers the costs before the sale
IMLU pre-finances the agreed materials and work for suitable projects. Materials are later returned according to the agreement and a positive divisible excess proceeds are divided. Home costs, moving and other personal or ongoing expenses are not automatically included in this pre-financing.
If the work is also deducted before the 50/50 split
No. The positive example calculation takes into account the sales price, agreed base value and repayable materials. IMLU covers its labor costs from its share. Separate sales and other costs remain separate items.
IMLU also has to take over sales
No. An existing broker can continue the sale. The additional 1.5% only applies to a separately issued IMLU sales mandate. In the case of another sales company, their actually agreed fee will be taken into account.
How long does the work and sale take?
We are planning at least a month for the renovation. Condition, scope and deliveries determine the actual duration. Sales time is added separately and is not guaranteed. An amount of money required earlier must therefore be planned regardless of the assumed sales result.
What happens if the sale does not result in positive additional proceeds?
If the result is zero or negative, there is no positive amount to split 50/50. The parties must agree in advance how to handle this, a sale that does not take place, or termination of the project. The example guarantees neither a payout nor that all losses will be covered.
The calculated revenue is my available budget for the care home
The figures show the property proceeds described before further deductions. Mortgage, taxes, other costs and the timing of payments must be taken into account with your actual situation. The example neither calculates personal care needs nor the financial reach of a stay at home.
Guarantees a sale of additional services
No. This will be checked by the responsible authority based on your individual situation. IMLU can provide the real estate calculation for this clarification, but does not promise any entitlement or specific social benefits.
What documents do we receive with PINNEX
A starter package is provided for each upgraded apartment, property QR, property-specific PIN and the agreed property documents. The scope, recipient and handover are stated in the offer. Private health or financial records will not be part of the buyer's file.
Also manage properties outside of Luzern
Yes. From Malters, we check suitable projects in Luzern, Uri, Schwyz, Obwalden, Nidwalden and Zug. Before making an agreement, we will clarify whether the property, scope and time frame are suitable.
Continue preparing the renovation decision
If you would like to first understand what work might make sense before a sale, ours can help Guide to selling a property that needs renovation. The inspection of your property and the appropriate process will be discussed personally.
Discuss your property and your schedule
Kacper Ruta is your contact at IMLU. Briefly describe the property and what decision you would like to prepare. For the first contact, your own contact details and general information about the property are sufficient.
Kacper Ruta · IMLU · Werkstrasse 11, 6102 Malters