Commercial property management in Bavaria
Every clause applied, every figure traceable.
We manage every kind of commercial space. We adjust index-linked and turnover rents on the due date, bill service charges by the lease and flag every deadline to you well ahead.
For investors, fund managers, asset managers and owners of mixed-use buildings.
Property types
Every use comes with its own lease topics
Your lease says which of these apply to your space. We put them into practice.
Office
Office leases run long, with options, indexation clauses and fit-outs. We keep track of every deadline.
- Index-linked and stepped rents
- Renewal options and break clauses
- Tenant fit-outs and reinstatement obligations
What's included
What we handle for your commercial space
Pick who you are and we will highlight what matters to you.
Property accounting
Rent, service charges and VAT exactly as the lease sets them out.
- Rent collection and dunning
- Index-linked rent
- Stepped rent
- Turnover rent
- Service charge statements
- VAT
Reporting and controlling
Figures, deadlines and receipts in the owner portal at any time.
- Rent roll
- Deadlines and options
- Income and costs
- Vacancy
- Annual statement
- Interface to your system
Technical management
Maintenance and repairs coordinated, every step documented.
- Maintenance and fire safety
- Repairs per lease
- Damage management
- Space handovers
Tenants and leases
One contact for your tenants and lead time for every decision.
- Tenant communication
- Renewals and notices
- Rent securities
- Fit-out requests
More on request:
This is a selection. Anything else your space and leases need, we go through when we talk.Request an offer
A look inside
How the AI works for your property
The AI in our back office reads every lease, logs deadlines and clauses and pre-calculates adjustments. In the portal you see what is due and what is done.
Deadlines · next 6 months
9 weeksOffice lease option
Tenant decides by 30 April
MarchShop indexation date
CPI clause, 5% threshold
Warehouse guarantee ends
New guarantee requested
Deadline calendar
Options, indexation dates and securities sit in the calendar long before they fall due.
Indexation · ground-floor shop
CPI retrieved
+6.2% since the last adjustment
New rent calculated
€4,850 → €5,150 net
Checked by the team
Clause and calculation
ReadyLetter to the tenant
Effective 1 April
Indexation
The AI calculates under the clause in the lease, the team checks, then the letter goes to your tenant.
Property report · March
Rental income
€48,200
All received
Non-recoverable
€3,150
On budget
Variance: roller door service
Warehouse 2, recharged under clause 7
Property report
Rental income, costs and variances are in the portal, with a receipt for every entry.
Example view with figures from a fictional property.
What would this look like for your space?
Request a callThe difference
What we do differently
Our AI sorts receipts, pre-calculates statements and keeps the deadline calendar for your leases. That gives the team time for your tenants, for space handovers and for the upkeep of your building.
Every indexation on its due date
At takeover we log every indexation clause. Our AI checks each one against the index as it moves and flags every adjustment that falls due, and the team reviews it.
The adjustment letter goes to your tenant under the clause in your lease and is then filed in the owner portal.
Options and deadlines, flagged early
Lease terms, renewal options and notice periods go into the calendar at takeover. As a deadline approaches, the team brings it to you while you can still decide.
If a guarantee expires before the lease does, we ask the tenant for a new one, as the lease provides.
Service charges by each lease
Every commercial lease allocates costs differently. Our AI pre-calculates by the rules of each individual lease, and the team checks every statement before it goes to the tenant.
In a mixed-use building we deduct the commercial shares first where the commercial units cause extra costs.
One dedicated contact
One person at PLURAGO looks after your space and knows every lease and its amendments. You and your tenants deal with them.
If a tenant wants to refit, this person works out with you what the lease allows and puts the arrangement in writing.
Switching
We organise the switch for you.
We take over leases, securities and accounts and log every deadline and clause along the way.
Your part
Request an offer
Type, location and number of units are enough for a no-obligation offer.
Contract and notice
You sign with us and give your current manager notice. We tell you the date once we have read your contract.
What we take care of
Requesting documents
We request leases with all amendments, securities, accounts and keys from your previous manager.
Reviewing the leases
We log the term, options, indexation clause and allocation rules of every lease, plus the expiry date of every guarantee.
Informing tenants
Your tenants get our contact details and the new bank account, and you get your login to the owner portal.
FAQ
Common questions about commercial management
What does commercial management cost?
It depends on the space, the number of leases and how the property is used. Tell us the type, location and number of units and you'll get a no-obligation offer.
Do you work with our asset management?
Yes. If you own the strategy as asset manager, we take on property management on site and supply the data for your own reporting. We agree content and frequency with you at the start.
Do you manage several properties or whole portfolios?
Yes. Each property has its own accounts and statements. We agree with you how you receive the figures across your portfolio.
Do you also manage retail and logistics space?
Yes. We manage office, retail and logistics space across Bavaria and apply the clauses typical for each use, such as turnover rent or broad cost recovery.
Do you handle index-linked rent adjustments?
Yes. We calculate the adjustment under the clause in your lease, usually based on the consumer price index, and send your tenant the adjustment letter. If your previous manager missed an adjustment, we check at takeover whether and from when it can still be claimed.
What happens when a tenant exercises a renewal option?
We check that the notice came in the agreed form and on time and tell you what changes in term and rent. Then we record the new lease term, and the next deadlines are back in the calendar.
Which service charges can I pass on for commercial space?
The residential Operating Costs Ordinance isn't binding for commercial leases. You can pass on what the lease clearly agrees, including management costs. We bill exactly on that basis.
Do you manage mixed-use buildings?
Yes. We bill the flats under the Operating Costs Ordinance and the commercial units under their leases. Where the commercial units cause extra costs, their share is deducted first.
What figures do I get for my reporting?
Rental income, costs and vacancy are in the owner portal, every entry backed by a receipt. We prepare the annual statement for your tax adviser.
Do you work with our existing software?
Yes. We adapt to the systems you already use, whether an ERP, asset management software or your own Excel templates. You receive the rent roll, reporting and billing data in your format. For regular handovers we set up a custom interface, such as an automated export or a direct connection to your system. Because our back office is AI-supported, a new format isn't a lengthy software project for us. We'll work out what makes sense for you together.
How do I switch from my current manager?
Your management contract sets the notice period, and we're happy to read it with you first. After that we request the documents from your previous manager, log every deadline and let your tenants know.
Which space should we manage?
We read your request personally.
