Software for property managers and landlords
Verwalino keeps your properties, leases, accounts and statements in one database. For every entry you can see where it came from, and for every statement how it was calculated. Free; the source code is on GitHub under AGPL-3.0.
| Cost category | Allocation basis | Your share |
|---|---|---|
| Water supply | Consumption | 384,20 € |
| Building cleaning | Floor area | 216,00 € |
| Heating costs | HeizkostenV | 1.164,36 € |
| Total costs | 1.764,56 € | |
| Advance payments | 1.560,00 € | |
What Verwalino manages
From move-in to the annual statement.
For the association and for each individual owner
For owners who rent out their apartment in a WEG
Statements and payments
Import the CAMT file from the bank, match payments to rent accounts, record the recoverable costs under the BetrKV and split them between the tenants, then check the statement before it goes out.
| Date | Entry | Amount |
|---|---|---|
| 01.03.2026 | Rent due 03/2026 | 780,00 € |
| 03.03.2026 | Payment CAMT.053 | −780,00 € |
| 01.04.2026 | Rent due 04/2026 | 780,00 € |
Each lease gets a statement that accounts for partial rental periods and vacancies. Costs are split by floor area, co-ownership shares (MEA), units, people, consumption or by hand. The statement takes the advance payments from the payments you posted. One run creates the drafts for the whole property; you check and finalize each statement, and then get its PDF and a suggestion for the new advance payment.
Split into a base share and a consumption share, or you use the statement from your metering company.
The Hausgeld the owners have paid is already included, and the asset report is modelled on § 28(4) WEG. The annual budget and the annual statement come out as PDFs for the owners' meeting.
Import bank statements as CSV or CAMT.053 (XML or ZIP). Verwalino first shows what would be booked, spots transactions imported twice and suggests rent accounts; only what you confirm gets posted. You can split a payment across several accounts or reverse it.
Collect monthly rent by direct debit: manage mandates and your creditor ID, and create the pain.008 file for your bank.
Three reminder levels with a fee and late-payment interest (base rate plus 5 percentage points, § 288 BGB; you enter the base rate). The reminder run first shows who would get a reminder; the ones you select become drafts, from which you create the PDFs.
Export accounting entries for your tax advisor in DATEV format (SKR03 or SKR04), plus CSV and an annual summary for each property.
Upload an invoice, enter the amount and BetrKV cost type, and the cost item is done. Text recognition and e-invoices (XML) are handled by a background service that is currently switched off.
Payment trail · CAMT.053
One line of the CAMT.053 file is checked, matched to a tenancy and posted to the rent account. You can split or reverse an entry.
<Ntry>
<Amt Ccy="EUR">780.00</Amt>
<BookgDt>2026-03-03</BookgDt>
<Ustrd>Rent 03/2026
Lindenallee 12</Ustrd>
</Ntry>
| 01.03.2026 | Rent due 03/2026 | 780,00 € |
| 03.03.2026 | Payment | −780,00 € |
| Balance | 0,00 € | |
|---|---|---|
Where Verwalino runs
You install Verwalino from a checkout on your own server, or you use the free hosted service once sign-up opens. Both run the same Docker image. The software is licensed under AGPL-3.0.
We run the server.
You run the server.
Docker Compose with PostgreSQL, on your server or your laptop.
The source code is on GitHub under AGPL-3.0.
# source code on GitHub (AGPL-3.0), see DEPLOY.mdbash scripts/self-host.sh initbash scripts/self-host.sh startbash scripts/self-host.sh admin --org "Muster Hausverwaltung" --email admin@example.org# one-line installer and update: in progressThe guide is in DEPLOY.md in the checkout. The three commands set up the installation, start it and create the first administrator. Guide to installing it yourself
Not finished yet: the one-line installer, the signed public image and an update command with rollback.
How it works
Four steps, from setup to the statement.
Either with us once sign-up opens, or with Docker on your own server.
Add properties, units, owners and tenants, or import them from a CSV file.
Create the leases, upload invoices, import the bank statement and match the payments to the rent accounts.
In spring, let Verwalino calculate the statement, check it, finalize it and send the PDF to the tenants.
Records and data
Records stay as they were.
GoBD: the German tax authorities' rules for digital bookkeeping.
Common questions
Short answers up front.
Nothing. That goes for the hosted service once it launches and for installing it on your own server. The source code is on GitHub under AGPL-3.0. You can download it there for your own installation.
Yes. Payments, costs and the annual summary export as CSV, the bookkeeping as a DATEV export (SKR03 or SKR04), and every statement, reminder and invitation comes as a PDF. Exporting a whole organization in one go is planned.
Anything from a single rented apartment to a management company's whole portfolio. There is no built-in cap; on your own server, the hardware decides. Quotas are planned for the hosted service.
Yes. Docker Compose starts Verwalino together with PostgreSQL, on a laptop just as on a server.
No. When you import a Teilungserklärung (declaration of division), Verwalino can suggest units and co-ownership shares. This is optional, needs your own OpenAI key, and the document is sent to OpenAI for it. Nothing is applied until you confirm it. Document analysis is currently switched off.
With the hosted service, on a server at Contabo in Germany that we run. With your own installation, on your server or laptop.
Free. Sign-up for the hosted service opens soon. You can install Verwalino yourself today; the source code is on GitHub under AGPL-3.0.