Starting a new homeowners' association? You can't do it without a property manager!

In new construction projects and renovations, a great deal of attention is focused on architecture, sales, and legal documents. That makes sense—but often one crucial party isn’t brought on board until (too) late: the homeowners’ association manager. And yet it is precisely that manager who makes the difference between a smooth start and years of disputes within the association.

1. The Deed of Division: Theory Versus Practice
   The notary drafts the deed of division, often based on the model bylaws. This takes care of the legal side of things. But does it work in practice? A homeowners’ association manager looks at things from a different perspective: how do you allocate elevator costs when some residents live on the ground floor? Who ensures the basement remains dry? And does everyone contribute to the parking garage, even those who don’t have a parking space? Thinking this through in advance prevents disputes later on.
2. A realistic budget (and thus realistic service fees)
   New residents want to know what their monthly expenses will be. If the budget is too optimistic, the reality check comes after move-in: significant increases in service fees. A homeowners’ association manager knows what costs will actually come into play—from insurance to cleaning, from energy to reserves for major maintenance—and can establish a sound budget from the start.
3. A Single Point of Contact for Buyers’ Questions
   Questions always come up during the sales phase: “How much will my dues be?” “Can I paint my window frames myself?” “How do the house rules work?” As a seller, you don’t want to get bogged down in these kinds of details. A homeowners’ association manager takes on that role and ensures that the answers are accurate and align with what will actually apply later on within the association. This helps prevent false expectations.
4. The first members’ meeting professionally organized
   The inaugural meeting of a homeowners’ association sets the tone for its atmosphere and organization. These days, a homeowners’ association must comply with an ever-increasing number of regulations. A manager knows exactly what needs to be on the agenda: from board elections to budget approval. Everything is properly documented so that the association gets off to a start in full compliance with the law and with clear agreements in place.
5. Chamber of Commerce registration, bank account application, UBO declarations, and setting up financial records
   Establishing and setting up a homeowners’ association involves a significant amount of red tape. This includes registering with the Chamber of Commerce, opening a bank account, submitting UBO declarations, and setting up the financial records.
6. Bridge between the developer and the owners
   The developer speaks the language of construction and sales; the property manager speaks that of residents’ day-to-day lives. By translating complex documents into understandable explanations and clearly managing expectations, support and trust among the new owners are built more quickly.
7. Continuity from Day One
   A property manager ensures that all administration, contracts, and communication are professionally handled from the moment of handover. This provides peace of mind for buyers and saves the developer time and the need for follow-up support. By involving the homeowners’ association (VvE) property manager before or during construction, they become familiar with the property and know what to expect.