DE · Expiry & renewal tracking
Keep your property manager liability insurance in force
A German residential property manager is licensed under Section 34c GewO only on proof of professional liability insurance for financial losses with an insurer authorised in Germany (Section 34c(2) no. 3 GewO, Section 15 MaBV). No policy term is prescribed; the insurer reports its end to the authority.
Anyone who, as a business, manages the common property of flat owners or residential tenancies for third parties is a residential property manager and needs a licence (Section 34c(1) sentence 1 no. 4 of the German Trade Regulation Act, GewO). The licence is refused if the applicant cannot prove professional liability insurance (Section 34c(2) no. 3). The insurer's confirmation may be no more than three months old when the application is filed (Section 15a(1) of the Brokers and Developers Ordinance, MaBV).
The insurance must be taken out with an insurer authorised to do business in Germany (Section 15(1) MaBV). It must cover liability for financial losses arising from work as a residential property manager, including losses the manager is liable for under Section 278 or 831 of the Civil Code, unless the assistants are themselves required to be insured (Section 15(3)). A trader who is managing partner of one or more partnerships needs a separate contract for each partnership (Section 15(3) sentence 3). The minimum sums insured are set in Section 15(2) MaBV.
Cover must apply to each individual breach of duty; it may be agreed that all breaches in handling one management mandate count as a single insured event if they are legally or economically connected (Section 15(4)). Liability for knowing breaches may be excluded; other exclusions only if customary in the market and consistent with the purpose of the insurance (Section 15(5)). Neither the GewO nor the MaBV sets a policy term; the insurance contract governs it.
At a glance
| Who | Residential property managers under Section 34c(1) sentence 1 no. 4 GewO |
|---|---|
| Without proof | The licence is refused (Section 34c(2) no. 3 GewO) |
| Insurer | Authorised to do business in Germany (Section 15(1) MaBV) |
| Cover | Financial losses from property management work, including assistants under Sections 278, 831 Civil Code (Section 15(3)) |
| Insurance confirmation | No more than three months old when applying (Section 15a(1)) |
| Contract ends or changes | The insurer notifies the licensing authority without delay (Section 15a(2)) |
| Term | Not set by law; stated in the insurance contract |
Who is responsible?
The trader provides the proof to the licensing authority (Section 34c(2) no. 3 GewO). The insurer certifies that compulsory insurance under the relevant rule exists (Section 113(2) of the Insurance Contract Act, VVG) and must notify the licensing authority without delay of the end of the contract, in particular after termination, of the policyholder leaving a group contract, and of any change that may reduce the required cover towards third parties (Section 15a(2) MaBV).
If the deadline passes
If the contract ends, the licensing authority learns of it through the insurer's notice (Section 15a(2) MaBV). Towards injured third parties, the end of cover, including by expiry, only takes effect one month after the insurer has notified the competent body; the competent body is the licensing authority (Section 117(2) VVG, Section 15a(3) MaBV). The insurer is then only liable up to the minimum sum insured (Section 117(3) VVG).
Training is a separate deadline
Besides the insurance, residential property managers must complete 20 hours of training within three calendar years (Section 34c(2a) GewO). A separate entry makes sense for this.
Tracking it with ExpirySuite
- Add an entry for each policy and enter the end of the current insurance period from the policy document as the date; with several partnerships, one entry per partnership.
- Email reminders arrive 60, 30, 14, 7 and 1 day before the date and on the day itself. That leaves time to sort out the renewal or a new contract.
- The broker or insurer can upload the new policy or confirmation through a secure link that is valid for 14 days and needs no account.
- Assign a responsible person, such as the managing director; emails arrive in each recipient's language. If a date passes, managers get further reminders 3, 7 and 14 days later.
Frequently asked questions
- Do I need the insurance before applying for the licence?
- Yes. Without proof the licence is refused (Section 34c(2) no. 3 GewO); the insurance confirmation may be no more than three months old when you apply (Section 15a(1) MaBV).
- How long must the policy run?
- The GewO and MaBV set no term. Your insurance contract governs it; enter the end of the insurance period as the date.
- Will the authority know if my contract ends?
- Yes. The insurer must notify the licensing authority without delay of the end of the contract, in particular after termination, and of changes that reduce cover (Section 15a(2) MaBV).
- Which exclusions are allowed?
- Liability for knowing breaches of duty may be excluded; other exclusions only if they are customary in the market and do not defeat the purpose of the insurance (Section 15(5) MaBV).
Sources
- Gewerbeordnung (GewO) § 34c Immobilienmakler, Darlehensvermittler, Bauträger, Baubetreuer, Wohnimmobilienverwalter (Abs. 1 Nr. 4, Abs. 2 Nr. 3)
- Makler- und Bauträgerverordnung (MaBV) § 15 Umfang der Versicherung
- MaBV § 15a Versicherungsbestätigung; Anzeigepflicht des Versicherungsunternehmens
- MaBV § 1 Anwendungsbereich (Gesamtausgabe)
- Versicherungsvertragsgesetz (VVG) § 113 Pflichtversicherung
- VVG § 117 Leistungspflicht gegenüber Dritten
Last checked: Oct 1, 2026 · This page summarises official sources for general information and is not legal advice. Check the linked sources for current rules and fees.
Made for professional liability insurance for property managers (Germany)
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Reminders on time
Email alerts at 60, 30, 14, 7 and 1 day before each professional liability insurance for property managers (Germany) expires, plus overdue escalation to managers.
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Give each professional liability insurance for property managers (Germany) an owner and let employees update their own via a secure link — no login needed.