Debt collection for property managers. Rent arrears and unpaid contributions.
Unpaid rent, service charges and community contributions need a clearly allocated file. Establish the creditor, authority, due date and objections before handing over a due, undisputed claim with documented default.
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For freelancers, SMEs, property managers, trades and law firms.
Identify the creditor and the claim first
The property manager is not automatically the creditor of every unpaid amount. Attribute the claim to the landlord, owner or relevant community and document your authority to act. Property, unit, contracting party and period must be clear. Rent and community contributions should not be combined into one unexplained balance.
For rent arrears, prepare the contract, relevant rent statement, payments and known objections. Service-charge cases require the statement, allocation, delivery and basis for the due date. Community contributions need the applicable resolutions or other basis for the claim.
Do not transfer terminology between countries unchecked
German Hausgeld, reserve contributions and service-charge balances describe different items. Applicable tenancy and condominium rules depend on the case. A German community-contribution template does not establish an Austrian rental claim. Identify the jurisdiction and claim type in the file overview.
Separate payment claims from eviction
Pursuing a monetary amount does not end a tenancy or automatically result in eviction. Separate conditions and proceedings apply. Record termination, eviction and payment issues separately and obtain case-specific assessment of deadlines. If the tenant disputes a statement, clarify the objection before a regular undisputed handover.
Documents ready? Here is the next step.
Check the claim and balance, record objections and identify the relevant jurisdiction. Acceptance and cooperation follow our terms.
Everyday property management
You know the case that comes back every month.
Not every unit pays on time. And the case nobody wants to touch costs the property manager the most time.
The rent for March is missing, and April too
One month’s rent stays open, then the next. A single arrear turns into rent debt that grows month by month.
The annual statement is out, the balance is not
The service charge statement is with the tenant, but the balance does not arrive. In the end the open amount falls on the owner.
An owner does not pay the association dues
If a contribution to the budget is missing, the community’s reserve fund shrinks and the other owners step in.
The tenant has moved out, the damage remains
The deposit does not cover the open amount. Without follow-up the difference stays with the property manager and the owner.
Every one of these cases ties up capital for as long as it stays open, as the incaseof.law study on tied-up capital (2026) shows. Whoever hands over early gets the money back faster and does not have to send reminders.
In short
What can a property manager do when a tenant or owner does not pay?
Unpaid rent, service charges and community contributions need a clearly allocated file. Establish the creditor, authority, due date and objections before handing over a due, undisputed claim with documented default.
Basis: acceptance requirements and services under the terms.
Our partnerships
Freelancers, SMEs, property managers, trades and law firms hand over their outstanding claims to us.
We support our partners in debt collection, from single outstanding invoices through to direct integrations into existing systems via API.
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The process
From the unit in arrears to money in the account.
Hand over the case with the relevant documents. Responsibilities for questions and deadlines remain clearly agreed; your cooperation follows the terms.
Hand over the unit
You upload the open claim of a single unit: rent arrears, a service charge balance or association dues, with the details of the defaulting tenant or owner. Done in a few minutes.
Online in minutesDemand payment out of court
As a state-licensed debt collection institute, incaseof.law demands payment from the debtor on behalf of the landlord or the community, in a matter-of-fact and firm way. Any payment arrangement depends on the particular case and the relevant approvals.
Out of court firstMoney in the account
If payment still does not arrive, a court step, any required representation and additional costs are assessed separately. A title does not yet mean that money has arrived. A money claim and eviction are separate proceedings.
100% of the claimNext step
The process is clear. Hand over the unit in arrears.
The outstanding amount and the details of the tenant or owner in arrears are enough. incaseof.law demands payment on behalf of the landlord or the owners' association and runs the case through to payout. Engagement under the terms, no minimum volume. No costs from incaseof.law, even if the debtor doesn’t pay. Court fees and, in Austria, MANZ transmission fees only arise once you approve court proceedings.
A case from property management
Three months’ rent outstanding. How this case runs through.
A typical rent arrears case, as it occurs in almost every property management firm, from handover to payout.
- Type of claim
- Rent arrears, 3 months’ rent
- Property
- Apartment in Vienna, ongoing tenancy
- Debtor
- Tenant, private individual
- Open amount
- 3 × 1,080 € = 3,240 €
If fully recovered, principal is paid out without a success commission. Interest and collection costs remunerate the service under the terms. Court, legal and transmission costs, and obligations on direct payments or cancellation, need separate consideration. Payment or full reimbursement is not guaranteed.
Illustrative example, as of 2026. A single case is not a guaranteed outcome; a large share of the claims handed over is settled out of court.
From small to large
One unit or hundreds, one process.
Whether you look after a few properties or manage hundreds of units: you hand over the single case or bundle all units in arrears across all properties. Rental and association management, one path. No minimum volume, no change to your software.
Small firm, single case
One unit in arrears is enough. You upload the open claim and start the case, with no minimum volume and no fixed contract.
Large administrator, bundled
Hand over units in arrears collectively across all properties, many units in one process, with a full overview per property in one portal.
Connection to your management software
Through a connector or the REST API, claims flow automatically from your management software to us, without export and without double entry.
What we recover
Every open claim around the property.
Rental or association management, residential or commercial: incaseof.law recovers the open amounts that cost the most time in property management.
Rent arrears
Open rent of individual units, from a one-off arrear to rent debt accumulated over months. We recover the arrears on behalf of the landlord.
Service and operating costs
Open service charge balances from the annual statement that the tenant does not settle. We enforce the additional claim so that it does not fall on the owner.
Association dues and contributions
Outstanding association dues and open contributions to the budget or the reserve fund. We recover the share of defaulting owners for the community.
Deposit and damages
Claims that exceed the deposit, for example for damage or open amounts after a tenant moves out. We enforce the difference.
Commercial rent
Open rent from commercial and retail space, often with higher amounts. We also recover commercial rent arrears in a legally sound way.
Other claims
Open amounts from special agreements, lost rent or usage fees after the end of a contract. If the claim is justified, we recover it.
Rent or condominium
Rent arrears or association dues: what makes the difference.
The difference is not in the procedure, it is in who the creditor is. For rent arrears incaseof.law collects on behalf of the landlord, for outstanding association dues on behalf of the owners' association. The route from handover to payout is the same in both cases.
| Criterion | Rent and service charges | Association dues and reserves |
|---|---|---|
| Creditor | The landlord, represented by the management | The owners' association, represented by the management |
| Typical arrears | Outstanding rent for individual units or a balancing payment from the annual statement | Outstanding contributions to the budget plan or to the reserve fund |
| Debtor | The tenant of the unit | The condominium owner in arrears |
| Basis for the handover | The current or terminated tenancy | Management contract and the resolutions of the association |
| Where the money goes | 100% to the owner | 100% to the association |
What stays the same is the route: you hand over online, incaseof.law first demands payment out of court, the principal claim is not reduced, and the collection costs arising from the default are borne by the debtor in default. If the debtor raises a substantiated objection, we can put you in touch with our partner lawyers on request. Anyone who wants to hand over a unit right away can submit a claim.
What it costs
What does the recovery cost the management and the owner?
If fully recovered, principal is paid out without a success commission. Interest and collection costs remunerate the service under the terms. Court, legal and transmission costs, and obligations on direct payments or cancellation, need separate consideration. Payment or full reimbursement is not guaranteed. Read the terms.
- No success commission on recovered principal. Conditions and cost consequences under the terms apply.
- Default costs: borne by the tenant or condominium owner in arrears, not by the management.
- Engagement: under the terms, no minimum volume, a single unit in arrears is enough.
- Timing: handing over makes sense as soon as the payment deadline has been clearly exceeded.
How the recovery runs step by step afterwards is covered in the guide how debt collection works in Austria. What you are entitled to in default interest is shown by the late payment interest calculator.
Costs and terms, as of August 2026
Everything for your next case in arrears
Cost question settled
The debtor bears the default costs. You start right away.
The principal claim stays with the owner or the association in full. Hand over the first unit in arrears today, or work out beforehand what comes out for your amount.
What our clients say
Trust you can read for yourself.
Working with Dr. Kindler goes excellently. The communication is first class and my questions were answered reliably and in detail. Highly recommended!
Named Rising Star at the EY Scale-up Award for the second year running, in the FinTech and InsurTech category. Read the blog article
Internal analysis by incaseof.law, as of 2026.
Law, money and peace of mind
One solution that secures three things: your rights, the owners’ money and your peace of mind.
incaseof.law is a state-licensed debt collection institute, licensed in Austria and registered in Germany. You hand over the open claim digitally, we get the money for the owner or the community.
Licence and registration
incaseof.law enforces rent arrears and open dues as a state-licensed debt collection institute, in a legally sound way and under human oversight. The property manager does not have to pursue it.
No success commission on recovered principal. Conditions and cost consequences under the terms apply.
incaseof.law keeps no share of the principal claim. What the defaulting tenant or owner owes belongs in full to the owner or the community after successful recovery.
You keep owners calm
You hand off the unpleasant part and no longer have to give owners excuses. No reminder cycles, no deadlines, no chasing payments by phone in your office.
Frequently asked questions
Frequently asked questions from property managers.
From rent arrears to association contributions to a disputed statement. Your question not here? We answer personally.
Contact usStart now
Every unit in arrears belongs in your owners’ account.
Register to submit your claim, or contact us first if you have any questions.
Registration
Your account for submitting claims.
Register in the customer portal. Add your company details and submit your outstanding claims there.
Already registered? Log in to the customer portal
From the guide
Knowledge for property managers.
How does debt collection work in Austria?
From out-of-court demand letters to digital enforcement. How to secure your liquidity.
Read more
Debt collection Vienna: the legal & digital way to get paid
Modern receivables management instead of expensive litigation, 100% online and assertive.
Read more
What happens if a debt collection claim is not paid?
Consequences, deadlines and options for action, and why ignoring a claim is the worst choice.
Read moreSources and legal basis
- § 1333 ABGB, default interest
- Regulation on maximum fees for debt collection institutes, BGBl. No. 141/1996
- § 118 GewO 1994, debt collection institutes
- Legal Services Register, Federal Office of Justice, reg. no. 2024 0000 8388
- GISA, Austrian Trade Licence Information System, GISA 32140156
- WKO, Association of Commercial Service Providers