Athanor Urban Partners — a focused Berlin-based real estate asset management firm — is hiring an experienced kaufmännischer Property Manager (m/w/d) with a clear specialization in Betriebskostenabrechnung for their Berlin-Charlottenburg office. You will manage your own portfolio of predominantly residential and selected commercial units — taking full responsibility for annual service charge reconciliations, heating cost statements, WEG accounting reviews, CO2 cost allocation, advance payment management, and all day-to-day commercial property management tasks including lease administration, contractor coordination, budgeting, and reporting. You will work in a small, committed team with flat hierarchies and short decision paths — with direct daily proximity to the Athanor Urban Partners asset management function in the same shared office. The role requires solid grounding in BetrKV, HeizkostenV, and CO2KostAufG, practical experience with Yardi (welcome but not mandatory), and the independent, hands-on, structured working style that tenant, contractor, and owner-facing property management demands. This is an outstanding opportunity for an experienced Berlin property management professional who wants real portfolio ownership, regulatory depth, and genuine team quality in one of Germany’s most dynamic real estate markets.
About This Property Manager Opportunity — Athanor Urban Partners, Berlin-Charlottenburg
Employer: Athanor Urban Partners — a Berlin-based real estate asset management firm operating from Berlin-Charlottenburg, managing a portfolio of predominantly residential and selected commercial real estate with the focused, owner-aligned approach that distinguishes a professional boutique asset manager from a large institutional property management house, combining genuine asset management proximity with the practical, hands-on property management execution that keeps portfolios well-run and tenants and owners satisfied
Role Focus: A senior kaufmännischer Property Manager role with a clear specialization in Betriebskostenabrechnung and Heizkostenabrechnung — covering the full annual service charge and heating cost reconciliation cycle for a mixed residential and commercial portfolio, from metering equipment coordination and advance payment management through reconciliation preparation, WEG accounting review and translation, objection handling, document inspection management, and all day-to-day commercial property management tasks including lease administration, contractor management, budgeting, and owner reporting
Team: A small, engaged team working in a shared Berlin-Charlottenburg office alongside the Athanor Urban Partners asset management function — with the flat hierarchies, short decision paths, and direct asset management proximity that enable an experienced Property Manager to work with the independence and influence that their expertise warrants, without the bureaucracy and departmental silos that slow down property management quality in large institutional organizations
Location: Berlin-Charlottenburg — one of Berlin’s most established, well-connected, and professionally desirable business districts, close to the Kurfürstendamm and the broader West Berlin business and residential real estate market, in a city that remains Germany’s most significant and most internationally watched real estate investment market despite the cyclical volatility that has defined Berlin property in recent years
Why This Property Manager Role at Athanor Urban Partners Stands Out
Real Portfolio Ownership with Clear Betriebskosten Specialization — Berlin’s Rarest Combination: Most Property Manager roles in Berlin’s institutional real estate sector either offer genuine portfolio ownership in generalist management firms where Betriebskostenabrechnung is one task among many without real regulatory depth, or deep Betriebskosten specialization in service charge teams where the Property Manager never really owns their portfolio. This role at Athanor Urban Partners is genuinely unusual: you own your own Objektbestand from end to end — lease administration, contractor management, budgeting, reporting — while also carrying the Betriebskosten specialization anchor that makes the role professionally distinctive and highly demanding. That combination develops a Property Manager more rapidly than either pure generalism or pure specialization alone.
CO2KostAufG, HeizkostenV, and BetrKV Depth — Germany’s Most Demanding Regulatory Environment: The CO2 cost allocation requirement introduced by CO2KostAufG, combined with the long-established complexity of HeizkostenV’s consumption-based allocation rules and the full scope of BetrKV-compliant service charge reconciliation for mixed residential and commercial portfolios, represents the most technically and legally demanding corner of German property management practice. Developing and maintaining genuine competency across all three regulatory frameworks — and applying them correctly to WEG reconciliations that must be translated into tenancy-law-compliant service charge statements — is the kind of professional specialization that commands premium compensation and career opportunities across Germany’s entire real estate sector, not just Berlin.
Direct Asset Management Proximity in Shared Office — Rare Professional Development Advantage: Working in the same office as the Athanor Urban Partners asset management team is not just a workflow convenience — it is a genuine professional development advantage. Asset managers think about property at the portfolio level: investment strategy, capital allocation, exit timing, value enhancement, risk management. Property managers think at the asset level: tenancy, maintenance, cost control, regulatory compliance. When those two functions share a physical space and have genuinely short decision paths between them, the Property Manager develops an understanding of investment-level real estate thinking that most property management professionals only encounter much later in their careers, when they move into AM roles themselves. This proximity is a meaningful career accelerator for an ambitious Property Manager.
Yardi Platform + Excel Expertise — The Most Valued Property Management Technology Stack in Germany: Yardi is used by the majority of institutional and semi-institutional real estate investment managers operating in Germany — and proficiency in Yardi, combined with the advanced Excel skills that property management reporting and Betriebskosten analysis demand, represents the technology competency profile that opens the widest range of career options across German real estate. Athanor Urban Partners welcomes but does not require existing Yardi experience — which means this role is accessible to strong candidates currently working in comparable property management software, while still being exceptionally valuable to Yardi-proficient candidates who want to apply that expertise in a focused, high-quality boutique environment.
Position Overview
This kaufmännischer Property Manager (m/w/d) at Athanor Urban Partners manages their own Objektbestand of predominantly residential and selected commercial units in Berlin — taking full responsibility for annual Betriebs- und Heizkostenabrechnungen from metering coordination through reconciliation, WEG review, objection handling, and document inspection — managing advance payment levels in coordination with accounting and asset management — handling all day-to-day commercial property management including lease administration, contractor management, budgeting, and owner reporting — and coordinating the full metering infrastructure for heating, hot water, and cold water from property-level planning through meter service provider coordination, meter equipment installation, and portal setup. The role operates within a small, committed team with flat hierarchies, short decision paths, and direct daily proximity to asset management in a shared Berlin-Charlottenburg office.
Why This Role Matters: Betriebskostenabrechnung is the most legally exposed, most tenant-sensitive, and most technically complex task in German residential and mixed-use property management — and it is the area where property management quality is most directly visible to tenants, owners, and courts. A correctly prepared, legally watertight, transparently documented annual service charge statement for a mixed residential and commercial building in Berlin requires accurate application of BetrKV allocation rules to each cost category, correct handling of WEG administrative and maintenance cost components that cannot be passed through to residential tenants, precise application of HeizkostenV’s consumption-based allocation requirements to the heating and hot water cost block, CO2 cost allocation between landlord and tenant under CO2KostAufG’s graduated responsibility scale, contractually correct application of agreed allocation keys from each individual lease for commercial units, and a clear, well-documented presentation that withstands tenant objections and, if necessary, judicial review. When a Property Manager at Athanor Urban Partners completes these reconciliations correctly, in full, and on time, tenants receive accurate and legally defensible cost statements, advance payments reflect actual consumption and cost levels, the owner receives the service charge settlements their investment income depends on, and the asset manager can make capital allocation and exit decisions on the basis of reliable, granular operating cost data. When Betriebskosten work is done poorly — when statements contain errors, miss deadlines, apply wrong allocation keys, or fail to reflect WEG cost translations correctly — the consequences ripple through tenant relationships, legal exposure, owner confidence, and asset valuations in ways that take years and significant cost to repair. This is property management work that genuinely matters at the highest professional standard, and that is precisely why Athanor Urban Partners is looking for an experienced specialist to own it.
Key Responsibilities
Betriebs- und Heizkostenabrechnung — Annual Reconciliation & Regulatory Compliance
- Prepare annual Betriebs- und Heizkostenabrechnungen for residential and commercial units — taking full responsibility for the complete annual reconciliation cycle across the Athanor Urban Partners portfolio, applying BetrKV allocation rules correctly to each cost category, implementing HeizkostenV’s consumption-based allocation methodology for the heating and hot water cost block, calculating the CO2 cost split between landlord and tenant under CO2KostAufG’s sliding scale based on the building’s specific emissions performance, handling Vorwegabzug correctly for mixed-use properties where commercial units consume disproportionate shares of certain service charge categories, and applying the individual allocation keys agreed in each commercial lease — producing reconciliation statements that are accurate, legally compliant, well-documented, and capable of withstanding tenant scrutiny, legal challenge, and, if necessary, judicial review
- Review WEG Abrechnungen and translate them into tenancy-law-compliant Betriebskostenabrechnungen — working through the annual WEG accounts to identify which cost categories are properly passable to residential tenants as Betriebskosten under BetrKV and German tenancy law, which WEG administrative and maintenance reserve components must be excluded from the pass-through reconciliation, and how the eligible WEG costs should be allocated across the units that share them — producing reconciliation statements that correctly bridge WEG accounting outputs and residential tenancy law requirements in a way that is both legally defensible and practically comprehensible to tenants and their advisors
- Process tenant objections and manage Belegeinsicht requests in coordination with tenants and legal advisors — responding to tenant objections to service charge statements accurately and within statutory deadlines, preparing the supporting documentation packages that satisfy Belegeinsicht requests under German tenancy law, coordinating with external legal counsel on objections that raise genuine legal complexity or dispute risk, and maintaining the documentation discipline that ensures every reconciliation decision is traceable, every objection response is defensible, and every Belegeinsicht process is managed with the efficiency and professionalism that limits legal exposure and preserves tenant relationships
Advance Payment Management, Metering Coordination & Commercial Property Administration
- Manage Vorauszahlungen in coordination with accounting and asset management — monitoring actual Betriebskosten cost levels against the advance payments that tenants are currently making, identifying units where advance payment levels are materially misaligned with expected annual reconciliation settlements, proposing advance payment adjustments to accounting and asset management, implementing agreed adjustments through tenancy correspondence, and maintaining the advance payment tracking that prevents large reconciliation settlements from creating cash flow surprises for tenants or unexpected income timing issues for owners — with the dual goal of fair, accurate advance payment levels for tenants and reliable Betriebskosten cash flow management for the portfolio
- Coordinate consumption-based metering infrastructure for heating, hot water, and cold water — taking ownership of the complete metering management cycle from property-level planning and annual meter reading coordination through ongoing liaison with technical property management colleagues and meter service providers, meter equipment installation and replacement management, portal setup and data validation, and the end-to-end data flow management that ensures consumption data arrives in the right format, at the right time, to support accurate and timely Heizkostenabrechnung — treating metering infrastructure management as the operational foundation on which compliant, consumption-based cost allocation depends
- Handle laufende kaufmännische Verwaltung for the full Objektbestand — administering lease agreements and managing lease changes, renewals, and terminations with the accuracy and deadline discipline that prevents tenancy administration errors from creating legal and financial exposure; coordinating external service providers and maintenance contractors with clear, binding written instructions and systematic invoice verification against agreed scope and prices; preparing and monitoring property budgets in collaboration with asset management; and producing the regular property-level reporting that keeps the Athanor Urban Partners asset management team informed about occupancy, cost performance, tenant developments, and property condition across the managed portfolio
Tenant, Owner & Contractor Communication — Hands-On, Reliable, Direct
- Serve as the primary point of contact for tenants, service providers, and owners on all property management matters — combining the responsiveness, clarity, and factual accuracy that tenants deserve with the commercial discipline and owner-alignment that property management in an asset management context demands, and the contractual reliability and performance management rigor that distinguishes well-run contractor relationships from those that drift into scope creep, invoice disputes, and service quality problems; maintaining the written communication records that document every significant instruction, agreement, and decision across tenant, contractor, and owner relationships in a way that protects Athanor Urban Partners and the property owners it serves
- Work independently, in a structured and hands-on manner across the full scope of the role — managing a complex, regulation-dense Betriebskosten workload, a full portfolio of day-to-day property management responsibilities, and multiple concurrent tenant, contractor, and owner interactions without requiring micromanagement, while exercising the professional judgment to identify issues that require asset management input or legal advice and escalating them promptly and with sufficient context for those colleagues to act effectively — embodying the combination of autonomous execution capability and appropriate escalation discipline that defines an excellent Property Manager in a small, high-trust team environment
- Contribute to the ongoing quality improvement of property management processes at Athanor Urban Partners — bringing a continuous improvement mindset to the Betriebskosten reconciliation process, the metering infrastructure management workflow, the advance payment monitoring system, and the property administration templates and checklists that support consistent, high-quality execution across the portfolio — sharing process improvement ideas with colleagues and asset management in the direct, collegial way that small-team environments enable, and implementing agreed improvements with the practical, hands-on commitment that makes process changes actually stick in the daily rhythm of a busy property management function
Qualifications
Essential Requirements
- Completed Immobilienwirtschaftliche Ausbildung — such as Immobilienkaufmann/-frau or an equivalent real estate management qualification — or a comparable university degree in real estate management, business administration with real estate specialization, or a related discipline: the professional foundation that demonstrates both the technical knowledge base and the commitment to immobilienwirtschaftliche practice that this specialist role requires
- Several years of professional experience in Immobilienverwaltung, ideally six to seven years — with a clear specialization emphasis on Betriebs- und Heizkostenabrechnung that demonstrates not just exposure to service charge reconciliation work but genuine depth of practice across the full BetrKV, HeizkostenV, and CO2KostAufG regulatory framework, including the WEG-to-tenancy translation process and the objection and Belegeinsicht handling workflow
- Secure command of BetrKV, HeizkostenV, and CO2KostAufG — and the ability to apply these regulatory frameworks correctly to the full range of cost allocation and reconciliation scenarios that arise in mixed-use residential and commercial portfolios, including Vorwegabzug, consumption-based heating cost allocation, CO2 cost split calculations, and the interaction between statutory allocation rules and individual lease allocation key agreements
- Routine proficiency in a standard Verwaltungssoftware and advanced Excel skills — with Yardi knowledge welcome but not required: the ability to work productively in property management software for lease administration, tenant accounting, and reporting, combined with the Excel capability to build and maintain the analytical tools that Betriebskosten analysis, advance payment management, and portfolio reporting demand
- Self-directed, structured, and hands-on working style — with the independence to manage a complex portfolio and a demanding Betriebskosten workload without close supervision, the structural discipline to keep multiple concurrent reconciliation processes and property administration tasks organized and on deadline, the hands-on commitment to see tasks through to completion rather than delegating at the first obstacle, and the reliable, professionally binding communication style with tenants, service providers, and owners that builds and maintains the trust relationships that excellent property management depends on
Why Berlin-Charlottenburg — Germany’s Most Dynamic Real Estate Market
Berlin remains Germany’s most closely watched, most internationally invested, and most professionally stimulating real estate market — a city where residential rental dynamics, commercial real estate cycles, regulatory developments, and investment market movements generate the kind of continuous professional learning environment that keeps experienced property management practitioners engaged and growing throughout their careers. Berlin-Charlottenburg specifically is one of the city’s most established business districts — with a concentration of real estate asset managers, family offices, property management firms, and real estate service providers that makes it one of the best locations in Germany to build a professional network within the real estate sector. Working at Athanor Urban Partners in Charlottenburg means being at the heart of this ecosystem — with access to the professional events, industry contacts, continuing education resources, and career development opportunities that the Berlin real estate community provides — while working in a focused, high-quality boutique environment that develops professional depth and genuine portfolio ownership more rapidly than a large institutional property management organization could.
Career Excellence: Betriebskostenabrechnung BetrKV, Heizkostenabrechnung HeizkostenV, CO2KostAufG CO2 Kostenaufteilung, WEG Abrechnung Translation, Yardi Property Management Software, Advanced Excel, Lease Administration, Contractor Management, Advance Payment Management, Objection and Belegeinsicht Handling, Metering Infrastructure Coordination, Owner Reporting and Budgeting, Asset Management Collaboration — Property Manager (m/w/d), Athanor Urban Partners, Berlin-Charlottenburg, Germany 2026.
Who Should Apply?
- Kaufmännische Property Manager — Betriebskosten Spezialist Berlin Germany 2026: Experienced Property Managers with 5+ years of Betriebskostenabrechnung specialization — BetrKV, HeizkostenV, CO2KostAufG, WEG translation — ready to manage their own residential and commercial Objektbestand in a small, high-quality Berlin boutique with direct asset management proximity and flat hierarchies
- Immobilienkaufmann/-frau — Betriebskosten Berlin Charlottenburg 2026: Immobilienkaufleute with several years of mixed residential and commercial property management experience and a clear strength in annual service charge and heating cost reconciliation — looking for a focused, ownership-oriented Property Manager role at a professional Berlin real estate asset manager
- Property Manager Yardi Excel Berlin Germany 2026: Property management professionals with Yardi experience or strong comparable property software skills, combined with advanced Excel capability and Betriebskosten depth — seeking a permanent full-time Property Manager role in Berlin-Charlottenburg with a direct line to asset management and genuine portfolio responsibility from day one
- WEG Betriebskosten Property Manager Berlin 2026: Property Managers with specific experience translating WEG Jahresabrechnungen into tenancy-law-compliant Betriebskostenabrechnungen — who understand the BetrKV admissibility analysis, the Vorwegabzug calculation, and the objection and Belegeinsicht process across mixed-use Berlin real estate portfolios
- Immobilienverwaltung Property Manager Berlin Germany 2026: Seeking a Property Manager (m/w/d) role in Berlin, Germany — where Betriebskostenabrechnung, Heizkostenabrechnung, CO2KostAufG, WEG accounting review, Yardi, advanced Excel, lease administration, contractor management, advance payment coordination, metering infrastructure management, objection handling, owner reporting, and asset management collaboration combine in a focused boutique environment with flat hierarchies and real portfolio ownership at Athanor Urban Partners Berlin-Charlottenburg 2026
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