How to tell whether your property manager works with modern software

Which software a property management company uses sounds like a question for the IT department. For owners, it is not. Whether you find your annual statement in a portal or as a letter in your mailbox, whether a damage report lands straight in a system or on a sticky note, whether someone can cover during vacation: all of that depends on what the office works with.

What our analysis shows

We analyzed what the property management companies in our directory reveal about their software on their own websites. The picture is modest:

• Only one in three companies gives any indication of which program it works with.
• Just under one in four demonstrably works with a modern, web-based program.
• The rest use traditional desktop programs or say nothing at all.

For context: we evaluate what is publicly visible. A company that does not name its program may still work with modern tools, it simply does not say so on its website. The figures are therefore a lower bound, not a verdict on the industry.

Browser or office PC

Two worlds face each other. Web-based property management software (you will come across names such as Casavi, etg24, immoware24, Facilioo, objego or Homecase) runs in the browser. It is updated continuously by the provider, and it usually includes an owners' portal from the start: documents, statements and resolutions sit where you can reach them at any time, without having to call anyone.

Traditional desktop programs (such as Domus, Haufe PowerHaus, iX-Haus, Wodis or Karthago) run on the PCs in the property manager's office. They are professionally mature and have been in use for many years. Access to the data, however, is tied to that office, and with it to office hours.

One thing matters here: the type of software says something about how a company works, but it is not a verdict on quality. A good property manager with a desktop program beats a poor one on the most modern platform. Treat this criterion as a clue, not as the decision.

How to recognize it

The most reliable giveaway is the owners' portal. If a company runs a portal on a dedicated subdomain of its website, one of these platforms is often behind it. A glance at the address bar on the login page is frequently all it takes.

The second route is even simpler: ask directly in the selection interview. It is a perfectly normal question, and the answer says more than any self-description:

• Which program do you work with, and since when?
• Is there a portal for owners, and what will I find there?
• How do I report damage, and how do I track the status?
• Do I get the annual statement digitally or on paper?

Anyone who answers these concretely rather than in general terms really does work that way. Which documents and information you are entitled to as an owner in any case is summarized in our guide owners' essentials. And if you feel your condominium owners' association (WEG) has been standing still here for years, our guide switching your property management shows how an orderly change works.

Basis: our own analysis of the information published on the websites of the property management companies in our directory, as of June 2026.