Billing (object)
Billing (property)
Allocation of operating costs
When billing heating and hot water costs, the costs are passed on to the tenants proportionately according to consumption and living space in accordance with the Heating Costs Ordinance (HeizkostenV) § 7. This takes into account both the actual energy consumption and the size of the respective unit. Hot water and heating can be allocated differently.
Is the requirement level of the Thermal Insulation Ordinance of August 16, 1994 met?
This question can be answered with “Yes” if the building meets the requirements of the Thermal Insulation Ordinance of August 16, 1994.
Buildings whose building application was submitted before August 16, 1994 and which have not been energy-efficiently renovated since then probably do not meet the requirements of the Thermal Insulation Ordinance of August 16, 1994.
Buildings whose building application was submitted after August 16, 1994 or which were extensively energy-efficiently renovated after this date probably meet the requirement level of the Thermal Insulation Ordinance.
However, a reliable assessment can only be made by an appropriate specialist, such as an energy consultant.
Are the exposed heat distribution pipes predominantly insulated?
The answer to this question is “Yes” if the majority of your heating pipes are insulated.
EIt can probably be assumed that this is the case if more than 50% of the pipes are insulated. If in doubt, you should contact a specialist, such as an energy consultant or your heating engineer.
mandatory 30:70 split
A mandatory 30:70 split (30% according to area, 70% according to consumption) is regulated in the Heating Cost Ordinance § 7 Paragraph 1 Sentence 2 and applies if all of the following conditions are met at the same time:
The building does not meet the requirements of the Thermal Insulation Regulations 1994.
The building is heated with oil or gas.
The heating pipes are predominantly uninsulated and exposed.
In this case, Immodio automatically sets the distribution of the heating consumption share for you to the legally required distribution. This cannot be adjusted manually.
Division via slider
In Immodio you can use the sliders to set the consumption share and the area share within the legal requirements. Different settings can be made for the hot water share and the heating share.
According to HeizkostenV § 7, at least 50% and a maximum of 70% of the costs must be billed according to consumption, the remaining share (30% to 50%) is distributed according to living space.
In practice, a distribution of 70% consumption and 30% area is considered usual and is preset as the default value in Immodio.
Individual distribution keys
In the Immodio operating cost statement, you can allocate costs by default according to the distribution keys consumption, area or units. Here you also have the option of creating individual property-specific distribution keys.
How to proceed:
Under "Billing" click on "Individual distribution keys" and then on “+Create new distribution key”.
Enter a Description for the distribution key.
Enter the desired proportion for each unit of the property.
Immodio automatically calculates the total share.
Click “Create” to save the distribution key.
Operating costs are generally allocated according to the living space in accordance with Section 556a of the German Civil Code (BGB), unless otherwise agreed in the tenancy agreement. However, according to Section 7 Heating Costs Ordinance, the billing of heating and hot water costs must be based primarily on actual consumption. Immodio only recommends the use of individual distribution keys if these have been explicitly agreed with the tenants.
DATEV cost center
Under “DATEV cost center” you can adjust the cost centers for the property and the underlying units. Immodio already assigns standard values to the cost centers, which ensures correct posting at property and unit level.
A cost center is used in accounting to clearly assign income and expenses to a specific area, i.e. to a property or a unit in real estate management. This enables your tax advisor to carry out a clean and transparent evaluation in DATEV Rental and Leasing and maintain an overview of where costs and revenues arose.
Further information on the allocation of cost centers in DATEV can be found here: https://help-center.apps.datev.de/documents/9304186
You can adjust the cost centers individually at any time if necessary. How to proceed:
Adjust the cost center of the property: Enter the desired cost center number in the Cost center property field (e.g.
2,000). This number represents the property as a whole in DATEV.Adjust cost centers of the units: A separate input field appears for each unit of the property (e.g. ground floor, 1st floor). Enter the corresponding cost center number here (e.g.
2.001for ground floor,2.002for 1st floor).Click Save to save the changes.
Financial Data Financing
Under “Financial Data & Financing” you can manage the capital structure of your properties centrally and efficiently. You record equity, loans and conditions and thus maintain an overview of your financing key figures at all times.
In addition, the complete recording of this data is essential for a correct booking.
To enter new financing, proceed as follows:
Enter equity First enter the equity used for the property in the “Equity” field.
Add Loan Click “+Add New Loan” to enter another loan. You can enter as many loans as you want.
Enter loan details Then enter the relevant information:
Description: Unique name of the loan (e.g. bank name such as “KfW development loan”).
Loan amount: Total amount of loan taken out.
Interest rate: Agreed effective annual interest rate according to the loan agreement.
Initial repayment rate: The initially agreed repayment rate according to the loan agreement.
Interest rate fixation: End date of the agreed interest rate fixation according to the loan agreement.
Save: Click Save to take over the loan.
The structured recording of your financing in Immodio supports you in controlling and optimizing the long-term economic development of your properties.
Financial data property
Under “Financial data property” you enter all purchase-relevant financial data for your property. This information forms the essential basis for determining the acquisition costs for tax purposes and the resulting deduction for wear and tear (depreciation). By precisely recording the additional acquisition costs, you ensure that the depreciation potential of your property is fully exploited. The necessary data can be found primarily in your notarial purchase contract, the invoices from the notary and the land registry office as well as the property transfer tax notice and the broker's invoice.
Purchase price
Give Here you can see the entire purchase price of the property according to the purchase contract.
Date of purchase
Enter the date of transfer of benefits and burdens here (usually after payment of the purchase price). This date is crucial for tax purposes for the start of the depreciation entitlement and the attribution of income.
Year of construction
Enter the year in which the building was completed here. You can find the value in the purchase contract, land register extract or energy certificate. The year of construction influences the applicable depreciation rate.
of which land share
Enter the share of the purchase price attributable to the land here. Since real estate is not depreciable for tax purposes, this portion is excluded from the depreciation basis. If there is no explicit breakdown of the purchase price in the purchase contract, it is recommended that it be determined using a well-founded expert report. Through our partner kaufpreis-aufteil.com* you can easily request legally compliant reports and receive a non-binding initial consultation. Further information can be found here.*
of which building share
Enter the share of the purchase price attributable to the building here. This amount is the assessment basis for the annual building depreciation. If there is no explicit breakdown of the purchase price in the purchase contract, it is recommended that it be determined using a well-founded expert report. Through our partner kaufpreis-aufteil.com* you can easily request legally compliant reports and receive a non-binding initial consultation. Professional proof optimizes your tax basis and protects you from risks: Please note that a flat rate or excessive crediting of the building share without appropriate documentation is often objected to in a financial audit. Further information can be found here.*
AfA Building
The tax depreciation (Depreciation) is based on the year of completion of your property: While for old buildings In 1925 a rate of 2.5% applies, buildings built between 1925 and 2022 are regularly depreciated at 2.0%. For new buildings from 2023 you will benefit from an increased rate of 3.0%. Through our partner nutzdauer.com* you can have a report drawn up to shorten the actual useful life in order to legally increase your depreciation rate. Benefit from higher tax savings and optimize the liquidity of your property. Further information can be found here.*
AfA Art
Select the depreciation method here. While the linear depreciation is usually applied, a degressive depreciation of 5% annually is permitted for newly built or newly acquired residential buildings with construction starting between April 2024 and September 2029 Items
Enter the purchase price share for movable assets (e.g. fitted kitchen or furniture) that were also sold. Since these are not part of the building structure, they are depreciated over a significantly shorter period of time, which reduces your tax burden more quickly. A separate statement in the purchase contract can also reduce the property transfer tax, provided that the values are set in line with the market. This is stated separately from the building as advertising costs.
AfA Duration
Further information will follow here Briefly.
Notary costs
Enter the total notary costs when purchasing according to the notary invoice.
Notary's share of land charge registration Make sure that this is stated separately in the notary invoice. This portion is immediately deductible as business expenses and may not be capitalized.
Brokerage costs
Enter the brokerage commission paid upon purchase according to the brokerage invoice here. This is one of the additional acquisition costs and increases the depreciation assessment basis.
Land registry costs
Enter the costs for the transfer of ownership in the land register according to the land registry invoice here on. These are part of the additional acquisition costs and are taken into account via the depreciation.
Proportion of land registry costs for the land charge order
Enter the part of the land charge order here Land registry costs. Make sure it is stated separately on the invoice. As with the notary, this share is immediately deductible as business expenses.
Real estate transfer tax
Enter the real estate transfer tax incurred on the purchase according to the tax office's real estate transfer tax notice. This is one of the additional acquisition costs and increases the depreciation assessment basis.
*Advertising: Immodio uses so-called affiliate links, which are marked with an asterisk (*). If you purchase a product via such a link, Immodio will receive a commission. There are no additional costs for you.