Incidents
Every report is logged, assigned to the right person, and followed through to resolution. You can see who is handling it, what has been done, and what happens next. Within 1 business day, you know the next step and its date.
AboutAlzette
AboutAlzette
Co-ownership property manager in Luxembourg
Alzette is a co-ownership property manager based in Luxembourg and working across the Grand Duchy. We manage co-owned buildings day to day and take over buildings that are changing property manager.
RCS Luxembourg B308795
FR · DE · EN · LU
Active professional liability insurance
Specialist in co-ownership
No supplier commissions
Your current property manager
may not be incompetent.
But you know the reality.
What most boards actually experience
- An incident reported three weeks ago — still no clear update
- An AGM prepared at the last minute, with documents sent too late
- A budget presented in ten minutes that nobody really understands
- Arrears building up, with no clear picture of where the process stands
- Emails that disappear — and follow-ups that go nowhere
It's a follow-up problem. Issues are not followed through to resolution.
Alzette works differently
Results you can see in the building's day-to-day life.
Results you can see in the building's day-to-day life.
Most property managers promise transparency, responsiveness, and a personal touch. The words are never in short supply.
At Alzette, every incident, AGM, financial question, arrears file, and document request has an owner, a current status, and a next step. The board can follow the issue without reconstructing the history from emails.
General meetings
Notices, statutory deadlines, minutes, notifications, resolutions to implement. All tracked. Nothing falls through.
Finances
Service charge calls, reconciliations, annual accounts. Legible. Structured. Delivered within the announced deadlines.
Collections
Arrears don't sit unresolved. Two simple reminders per instalment, included. Then, if needed, a formal notice and debt-recovery follow-up at the out-of-scope rate of €125 excl. VAT per hour — at each stage, you know exactly where things stand.
Transition
When you change property manager, we check missing documents, open incidents, arrears, AGM decisions and upcoming deadlines. The board receives a clear record of what has been taken over and what is still missing.
Our standard
Here's what you can check.
Here's what you can check.
Our working rules apply to every building. You don't have to take our word for it: you can check them in the app.
See our standards and how to check themA dated next step within 1 business day.
Every incident gets an owner, an action and a date. No open issue goes more than 7 days without an update. If a date slips, you hear about it beforehand, with the reason.
Annual accounts within 90 days of year-end.
With a covering letter that explains the variances. If a supplier's readings arrive late, you know before the deadline, with the new date.
The building's money stays in the building's account.
All funds go into the account opened in the name of the co-owners' association, as the regulations require, and never pass through Alzette's accounts. The board can check the balance and statements whenever it likes.
No supplier commissions.
We receive nothing from contractors, tradespeople or insurers: our only income is the fees and charges in our price schedule. Except in an emergency, nothing above the ceiling set by your co-ownership is committed without an AGM decision, and any agreement with a company linked to Alzette needs the AGM's approval, as the regulations require.
Change property manager
Understand your situation before you decide.
Understand your situation before you decide.
Changing property manager is a serious decision. It requires a general meeting, a vote, a transition timeline, and a handover that has to be managed properly. It is not a step to take lightly — and we will never present it as one.
The written proposal starts with your building, timeline, and the problems the board faces today. It sets out the price, scope, takeover process, and our follow-up standards.
No commitment. No pressure. A serious assessment from professionals who know the Luxembourg market from the inside.
For residences with more than 15 units, we also offer a first in-person introductory meeting.
Request a proposal€32–€38 excl. VAT (€37.44–€44.46 incl. VAT) per main unit per month, with a €450 excl. VAT (€526.50 incl. VAT) monthly minimum per building. Garages, parking spaces, and cellars: not billed when owned by the owner of a main unit in the building, otherwise €10 excl. VAT (€11.70 incl. VAT) per secondary unit per month. One ordinary annual AGM included, with a meeting of up to 2 hours. Handover and additional services charged separately. See full schedule
Your building
Your current situation
Your timeline
Your main friction points
Who is behind Alzette
Built for the day-to-day reality of a co-owned building.
Built for the day-to-day reality of a co-owned building.
Ben Rieth — Managing Director. My background in real estate, including as a landlord, has meant working with property managers and experiencing the day-to-day management of a shared building from an owner's perspective.
The frustration comes from a lack of follow-up: having to chase for a case update, an explanation of the accounts or a clear next step. That experience shapes my approach at Alzette: an accountable point of contact, understandable accounts and progress owners can actually see.
Your building deserves management that follows through.
Your building deserves management that follows through.
Request a written proposal tailored to your building, with the price, scope, and takeover process. No required call or site visit.