Property management that knows the law.
16 pages · 4.9 MB · Brochure in German
Portfolio, finances, operating cost accounting, condominium ownership (WEG) and rent increases for Austria and Germany, with the entire office and the client file for tenants and owners in one system. The country of the property determines the law that DivineMind applies. The software determines the applicable law, performs calculations, and cites the legal basis. You, as the property manager, make the decision. The software determines the applicable law, performs calculations, and cites the legal basis. You, as the property manager, make the decision.
Two legal systems, many deadlines, and no billing without justification.
From billing to the owners' meeting.
Five pillars in one system: Portfolio and law, finances, accounting, condominium ownership (WEG) as well as property and office, plus the client file for tenants and owners and the AI assistant AIRIS for daily work.
Tenancy and legal switch
↳ Which law applies to this tenancy? Full application, partial application, or German Civil Code with rent brake: The classification determines the type of rent, operating costs, and deadlines, and is often made from memory.
→ Property, building, unit, and tenancy. Owners with shares (utility value AT, floor space DE). For each tenancy, DivineMind determines the scope of application, the permissible rent type, the operating cost catalog, types of increases, and deadlines, with each step including the paragraph and a link to the legal text. You confirm, recalculate, or override with justification. Each version is kept in the history.
Cash flow without media breaks
↳ Billing, bank statements, tenant accounts, and dunning notices are in different programs. Each payment is searched manually, and corrections overwrite old bookings.
→ Monthly billing or debiting with preview: The dry run books nothing; incomplete cases are blocked instead of being booked incorrectly. Import bank statements as files (CAMT.053, MT940), assign via suggestion, detect duplicates, handle direct debit returns. Bookings are never overwritten; corrections are processed as cancellations. SEPA direct debit with bank file (pain.008) for uploading to online banking.
Operating and heating cost statements
↳ The statement is prepared once a year under time pressure: costs are entered twice, allocation keys are difficult to justify, and interim readings are lost.
→ Billing cycles and allocation keys (area, utility value/floor space, persons, units, consumption) with legal basis; impermissible keys are identified. Costs directly from incoming invoices, meters, and interim readings upon tenant change. Heating costs according to HeizKG or HeizkostenV, CO2 cost allocation (DE) according to the tiered model. Result: Individual statement per tenant as PDF, additional payment or credit on the tenant account, disclosure according to § 35a EStG.
Rent increases, rent, and indexation
↳ Moratoriums, caps, rent indices, guideline values: A rent increase can be quickly drafted and just as quickly challenged.
→ Germany: Rent increase to comparable rent (§ 558 BGB) with assistant for moratoriums, cap over three years, notice, and approval period; modernization surcharge (§§ 559 ff.); permissible maximum rent for new leases (§ 556g). Austria: Guideline and category rent with values for 2026, main rent statement according to § 20 MRG. Indexation (AT) and index-linked and staggered rent (DE) with calculation method in the log and adoption from the effective date.
Condominium ownership management from plan to resolution
↳ Operating budget, annual statement, reserve fund, and meeting are managed in spreadsheets and folders. It is difficult to reconstruct who voted how later.
→ Operating budget (DE) or forecast (AT) with individual plans per unit; after the resolution, advance payments are billed. Annual statement per owner, financial report (DE), reserve fund with check of minimum reserve (AT § 31 WEG 2002). Owners' meeting with deadline check, powers of attorney, and voting according to the voting principle of the community regulations, minutes as PDF, resolution collection (DE), notice with challenge period (AT), written resolution via circulation.
Damage, tradespeople, and inspection periods per property
↳ Damage reports, contractor quotes, inspection deadlines for elevators and smoke detectors: Many things depend on individual people and scraps of paper.
→ "My properties today" shows deadlines, upcoming inspections, open damages, and emergencies. Damage reports with response deadlines, comparison of contractor quotes and awarding with order letters, inspection obligations with legal intervals for the registered countries of Austria and Germany (for others, the system shows 'not registered'). Deadline register, circulars, and notices, handover protocol on mobile phone with signatures from both parties.
Client portal for tenants, owners, and contractors
↳ Tenants call about every statement, owners ask for minutes, contractors for orders. Every inquiry costs the office time.
→ Management invites a person to the client portal with one click; login is via the AIRIS app or browser. Tenants can view their tenant account, billings, and statements, and report damages with photos and meter readings. Owners can view their service charges, operating budget, annual statement, reserve fund, minutes, and resolutions. Contractors only see their own orders. Who sees what is determined by the rental agreement, ownership, and order.
AIRIS handles daily tasks via chat
↳ The day begins with the inbox, bank statement, and open items before the actual management work starts.
→ With the AI assistant AIRIS (included in the €999 package), you handle routine tasks through conversation: morning briefing, assigning payments, dunning suggestions, draft operating cost statements, draft replies, contacts, and tasks. Calculations are performed by the property management's calculation modules, not by the AI. Dispatch only occurs after your confirmation; a dunning notice is never sent without approval, and the system never initiates a termination on its own.
One price per user. Property management is included.
DivineMind costs €749 per user per month, or €999 with the AI assistant AIRIS, both plus VAT. The property management module is included at no extra charge. Calculate with your own figures.
Frequently Asked Questions
For which countries is DivineMind property management built?+
For Austria and Germany. The country of the property determines the law: In Austria, MRG, WGG, ABGB, WEG 2002, HeizKG, MieWeG, and RichtWG are stored; in Germany, German Civil Code rental law, WEG 2020, BetrKV, HeizkostenV, the CO2 Cost Allocation Act, and regional ordinances on rent brakes and caps. A management company with properties in Vienna and Berlin operates in one system.
Is the legal classification binding?+
No. The classification is a justified proposal with paragraph and link to the legal text. The legal decision is made by the management: You confirm, recalculate, or override with justification, and each version remains in the history.
How do bank statements and direct debits get to the bank?+
You can import bank statements as files (CAMT.053 or MT940). DivineMind suggests the assignment to tenant and owner accounts and recognizes duplicates and direct debit returns. For SEPA direct debits, DivineMind generates the bank file (pain.008), which you upload to your online banking.
Do reminders go out automatically?+
No. DivineMind determines the reminder level, deadlines, and default interest (base interest OeNB or Bundesbank) and suggests the reminder. Nothing is sent out without your approval; access is recorded with proof. The system never initiates a termination on its own.
How is our portfolio imported?+
Via Excel templates for properties, units, persons, tenancies, ownership, meters, and opening balances. Before import, a dry run is performed with an error list per line. An import can be reversed as long as nothing has been booked against it yet.
What do tenants and owners see in the client portal?+
Only what concerns them. Tenants see their tenant account, invoices, operating and heating cost statements, and documents, and report damages with photos and meter readings. Owners see the service charge, economic plan or forecast, annual statement, reserve fund, invitations, minutes, and resolutions. When the lease ends, access ends. Access to third-party data is denied.
What does AIRIS do, and what doesn't it do?+
AIRIS handles daily tasks in the chat: morning briefing, allocating payments, reminder suggestions, draft operating cost statements, draft replies, finding contacts, and creating tasks. Calculations are performed by the property management's calculation engines, not by AIRIS. Dispatches are only sent after your confirmation.
What does DivineMind Property Management cost?+
DivineMind costs €749 per user per month, with the AI assistant AIRIS €999, in each case plus VAT. The Property Management module is included at no extra charge. Optionally, the telephone AI DivineCall answers calls and damage reports around the clock, starting at €149 per company per month plus VAT.
Where is our data stored?+
In the EU, in Frankfurt and Berlin. The interface is available in 30 languages, for the office and for the client portal.
Industry-specific AI insights — weekly
Each Wednesday a case from your industry: what works, what doesn't, what it really costs.
Every statement double-checked. Every deadline justified.
In the initial consultation, we will show you DivineMind Property Management using the demo properties in Vienna and Berlin and clarify how your portfolio will be imported.
Brochure in German
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