Mickaël LOC/Services/Property managerEN
Property manager · syndic de copropriété · rental management · co-ownership accounts · Luxembourg

A property manager and syndic in Luxembourg who keeps the co-ownership accounts himself.

Property management and the function of syndic are regulated commercial activities in Luxembourg. I hold business permit 10077275 / 6 for administrateur de biens, syndic de copropriété, issued by the Ministry of the Economy and listed in the public register, alongside business permit 10077275 / 0 for accounting. I take syndic mandates, manage rental property for investor landlords, and take over co-ownerships whose accounts, reserve fund or arrears have been left unresolved.

Mickaël LOC
Holder of business permit 10077275 · Managing Director, Financial Services Luxembourg

✓Business permit 10077275, verify on the official register

Direct answer
In Luxembourg, a property manager (administrateur de biens) and a syndic de copropriété practise under a business permit (autorisation d'établissement) granted by the Ministry of the Economy under the amended law of 2 September 2011. Mickaël LOC holds permit 10077275 / 6 for that activity, issued on 22 May 2025 and verifiable on Guichet.lu, together with permit 10077275 / 0 for accounting. Co-ownership of built properties is governed by the amended law of 16 May 1975: the syndic is appointed by the general meeting, prepares the annual budget, calls the charges by lot and manages the reserve fund where the meeting has decided one. The service covers syndic mandates, rental management for investor landlords and recovery mandates, with the co-ownership accounts produced by an authorised accountant. Property managers are subject to the anti-money-laundering law of 12 November 2004 and supervised for that purpose by the AED.
Key facts
Activity
Administrateur de biens, syndic de copropriété, business permit 10077275 / 6, issued 22/05/2025 by the Ministry of the Economy
Legal basis
Amended law of 2 September 2011 on access to the professions; co-ownership governed by the amended law of 16 May 1975
Syndic
Appointed by the general meeting of co-owners; annual budget, charge calls by lot, reserve fund where the meeting decides one
Accounts
Separate co-ownership account, reconciled; accounts produced under business permit 10077275 / 0 (comptable)
AML supervision
Property managers and syndics are professionals under the law of 12 November 2004, supervised by the AED
Rental management
Tenant selection, lease administration, rent collection, charge regularisation, owner statement aligned with the tax return
Firm
Engagements are contracted through Financial Services Luxembourg, RCS B213987, established 2017
Public reference
Business permit No. 10077275, nine activities, verifiable on Guichet.lu
Last verified
8 October 2026
Business permits · official record

Which business permits this service relies on. The Luxembourg business permit (autorisation d'établissement, Niederlassungsgenehmigung) is the authorisation required under the amended law of 2 September 2011 to carry out a commercial, craft or liberal activity. It is granted by the Ministry of the Economy to a named person who must direct the business in a real, effective and permanent way. This service relies on the following activities, listed in the public register:

  • 10077275 / 6 — Property manager and co-ownership syndic (issued 22/05/2025)
  • 10077275 / 0 — Accountant (comptable) (issued 25/03/2025)

What “property manager in Luxembourg” means in practice

Most co-ownership disputes in Luxembourg are accounting disputes wearing a legal costume. Charges allocated on a contested basis, a reserve fund nobody can reconcile, minutes that record decisions without their financial consequence, works deferred until they become urgent and expensive. The syndic handles funds that are not its own and answers to the general meeting. That is a fiduciary function before it is an administrative one, and it fails first in the accounts.

The permit matters because the activity is regulated. Only a person who has satisfied the Ministry of the Economy on professional integrity, qualification and a real establishment in Luxembourg holds a business permit for administrateur de biens, syndic de copropriété. The same person is a professional under the anti-money-laundering law of 12 November 2004, supervised by the AED, and must identify the owners whose funds pass through the co-ownership account. What distinguishes this service is simple: the co-ownership accounts are produced by an authorised accountant, under business permit 10077275 / 0, which is precisely where most syndic mandates fail.

Syndic, administrateur de biens, accountant: three functions, one file

The vocabulary matters because each function answers to a different person and a different law.

  • Syndic de copropriété. Appointed by the general meeting under the amended law of 16 May 1975. Convenes and chairs the meeting, prepares the annual budget, calls the charges by lot, manages the reserve fund where one has been decided, insures the building and oversees works. Answers to the general meeting. Covered by permit 10077275 / 6.
  • Administrateur de biens (rental manager). Manages a property for its owner: tenant selection, lease administration, rent collection, charge regularisation, owner statement. Answers to the owner. Covered by the same permit 10077275 / 6.
  • Accountant. Produces the co-ownership accounts, the charge distribution per lot, the reserve fund reconciliation and the owner statements under permit 10077275 / 0. The accountant signs what the syndic presents.
  • Outside the permits. Litigation, formal recovery before the courts and the legal reading of the règlement de copropriété stay with an avocat; amendments to the règlement that require a deed stay with the notary; a statutory audit, where one is decided, with a réviseur d'entreprises agréé. No domiciliation under the law of 31 May 1999, no family-office services under the law of 21 December 2012.

I prepare the file each of them needs. The cost of sending it to the wrong professional is paid twice: once in fees, once in the delay.

A co-ownership year, as I run it

Q1
Budget and charge distribution

Annual budget per cost line, distribution statement per lot in the proportions set by the règlement de copropriété, reserve fund contribution where decided, charge calls dated in advance.

Budget · charges by lot
Q2
General meeting

Convening notices with the documents attached, accounts of the previous year presented for approval, minutes within the statutory frame that record each decision with its financial consequence.

Convening · minutes
Ongoing
Collection and arrears

Charge calls on the calendar, arrears schedule updated monthly, written recovery position per debtor, handover file to the avocat where formal recovery is decided.

Arrears schedule
Year-end
Accounts, reserve fund, works

Separate co-ownership account reconciled to the bank, reserve fund reconciled to the decisions that funded it, works tracked committed versus incurred, closing file for the next meeting.

Reconciliation · works

For a rental mandate the cycle is the owner's: rent collection, charge regularisation with the tenant, and an annual owner statement aligned with the tax return, so that the figures the owner declares are the figures the manager produced.

Three typical situations

Most requested
01 · Syndic

Syndic mandate

Co-ownerships that want a budget, accounts and minutes the owners can actually read.
  • Convening, chairing and minutes of the general meeting
  • Annual budget and charge distribution per lot
  • Separate co-ownership account, reconciled
  • Insurance, works oversight, reserve fund
Annual feeFixed per co-ownership after a review of the règlement, the last accounts and the arrears, set in writing.
02 · Rental

Rental management for investor landlords

Resident and non-resident owners of let property who want one statement that matches the tax return.
  • Tenant selection and lease administration
  • Rent collection and charge regularisation
  • Owner statement aligned with the tax return
  • Coordination with the syndic of the building
Management feePercentage of rents collected or fixed amount, set in the written mandate.
03 · Recovery

Recovery mandate

Co-ownerships whose accounts, reserve fund or arrears have been left unresolved by a previous syndic.
  • Handover of accounts, archives and bank access
  • Reconstruction of the accounts and the reserve fund
  • Arrears schedule with a written recovery position
  • Defensible position for the next general meeting
Fee per financial yearQuoted after the handover file has been read, never before.
The reconciliation nobody can produce

A buyer of a lot, a bank or a new co-owner asks one question first: does the reserve fund in the accounts match the money on the separate account, and does it match the decisions that funded it. In many co-ownerships nobody can answer in writing. Rebuilding that answer is the first deliverable of every recovery mandate and the standing deliverable of every syndic mandate.

What my business permit covers, and what stays outside

Step
What is delivered
Basis
Syndic mandate
coveredGeneral meeting, budget, charge calls, reserve fund, insurance, works oversight.
Business permit 10077275 / 6 · administrateur de biens, syndic de copropriété
Rental management for owners
coveredTenant selection, leases, rent collection, charge regularisation, owner statement.
Business permit 10077275 / 6
Co-ownership accounts and owner statements
coveredCharge distribution per lot, reserve fund reconciliation, annual accounts of the co-ownership.
Business permit 10077275 / 0 · comptable · accountant page
Works oversight
partialCost tracking committed versus incurred, tendering file, payment on certified progress. Technical conformity stays with the architect or engineer.
Engagement letter bounds the mission
Arrears recovery
partialArrears schedule, reminders and written recovery position prepared by me; formal proceedings conducted by an avocat or a huissier.
Engagement letter bounds the mission
Legal advice, deeds, audit
outsideReading of the règlement in dispute and litigation with an avocat; deeds with a notary; audit with a réviseur d'entreprises agréé.
Regulated professions
Domiciliation, family-office services
outsideSeparate regulated activities reserved to listed professionals; not offered.
Laws of 31 May 1999 and 21 December 2012

What I do not accept

  • A syndic mandate without a separate bank account for the funds of the co-ownership.
  • A co-ownership whose previous syndic refuses to hand over the accounts, the archives and the bank access.
  • An owner statement “adjusted” to a result decided beforehand.
  • A rental mandate where the owner or the beneficial owners cannot be documented to the anti-money-laundering standard.
  • A fee quoted before the règlement, the last accounts and the arrears list have been read.

Start with the NDA

Document · Mutual NDA · Luxembourg law
Confidentiality agreement before any engagement
To be signed before any name, structure, asset or counterparty is discussed. Readable online, or downloadable as a PDF to return signed.
Draft subject to legal validation. The NDA is a structured template, not legal advice. Its scope and wording must be validated by a Luxembourg legal professional before use.

Search intents covered by this page

IntentProperty manager LuxembourgRental management and syndic mandates under a verifiable business permit.IntentSyndic de copropriété LuxembourgGeneral meeting, budget, charges by lot, reserve fund, under the law of 16 May 1975.IntentRental management for investor landlordsOne owner statement that matches the tax return.IntentBusiness permit Luxembourg · administrateur de biensWhat permit 10077275 / 6 covers, and what it does not.All nine permits →

Business permit certificates to download (PDF)

Each certificate is the official business permit issued by the Ministry of the Economy, with its QR code. Scan the QR code with the GouvCheck app, which checks the authenticity and currency of the document.

GouvCheck QR code of business permit 10077275 / 6
10077275 / 6
Property manager and co-ownership syndic
Issued 22/05/2025
Download PDF ↓
GouvCheck QR code of business permit 10077275 / 0
10077275 / 0
Accountant (comptable)
Issued 25/03/2025
Download PDF ↓

The business permit is personal and revocable. Public verification: official Guichet.lu register.

Evidence and verification

Every statement on this page that can be verified independently is listed below with its source. Items that cannot yet be verified are flagged and are not presented as facts.

Claim
Evidence
Source
Business permit 10077275 / 6, activity administrateur de biens, syndic de copropriété
verifiableIssued 22/05/2025 by the Ministry of the Economy; listed under gérant Loc, Mickael.
Public register Guichet.lu; certificate below
Business permit 10077275 / 0, activity comptable
verifiableIssued 25/03/2025; basis for the co-ownership accounts and owner statements.
Public register Guichet.lu; certificate below
Co-ownership regime
verifiableSyndic appointed by the general meeting; annual budget; charges by lot; reserve fund where decided.
Amended law of 16 May 1975 on co-ownership of built properties
AML obligations of property managers and syndics
verifiableProfessionals subject to the anti-money-laundering law, supervised for that purpose by the AED.
Amended law of 12 November 2004
Financial Services Luxembourg
verifiableAccounting and corporate-services firm established in 2017, RCS B213987.
Luxembourg Business Registers
18+ years in accounting, reporting and corporate services
declaredCareer summary on the CV page; employer references available under NDA.
CV

This page follows the site's editorial policy: a statement is either sourced or flagged. Corrections follow the corrections policy. The content is general information, not legal, tax or accounting advice.

Frequently asked questions

Do you need a business permit to be a syndic in Luxembourg?
Yes. The activity of administrateur de biens, syndic de copropriété is a commercial activity under the amended law of 2 September 2011 and requires a business permit (autorisation d'établissement, in German Niederlassungsgenehmigung) from the Ministry of the Economy. The permit is granted to a named person on the basis of professional integrity, qualification and a real establishment in Luxembourg, and it can be checked by anyone in the public register on Guichet.lu. I hold permit 10077275 / 6.
Who appoints the syndic, and for how long?
The syndic is appointed by the general meeting of co-owners under the amended law of 16 May 1975. The duration and the conditions of the mandate are decided by the meeting and written in the appointment resolution. I ask for the appointment to be minuted with the fee, the scope and the handover conditions, so that the next meeting can renew, change or end the mandate on a written basis.
Is a reserve fund compulsory?
The decision belongs to the general meeting: the amended law of 16 May 1975 provides for a reserve fund where the meeting has decided one. My position is practical rather than legal: a reserve fund that exists in the accounts but not on the separate account, or that cannot be reconciled to the decisions that funded it, is a dispute waiting for a trigger. Every syndic mandate I take includes that reconciliation.
How are the charges allocated between the lots?
By lot, in the proportions set by the règlement de copropriété, with any special keys the règlement provides for specific cost lines. The annual budget is broken down per cost line, then distributed per lot in a statement each owner receives with the charge call. Where the règlement is unclear or contested, the legal reading belongs to an avocat; I document the allocation used and the basis for it.
What happens with arrears?
An arrears schedule is updated monthly and presented to the meeting with a written recovery position per debtor: reminders sent, payment plan agreed, or file handed to an avocat or a huissier for formal recovery. I prepare the file; the proceedings are theirs. The co-ownership knows at every meeting what is owed, by whom, and what has been done about it.
Do you manage single apartments for non-resident landlords?
Yes. Rental management under permit 10077275 / 6 covers tenant selection, lease administration, rent collection and charge regularisation, with an annual owner statement built so that the figures the owner declares are the figures I produced. Where the owner holds the property through a company, the accounts of that company can be kept under permit 10077275 / 0. Owners and beneficial owners are identified under the anti-money-laundering law before the mandate starts.
Who signs the engagement?
Syndic appointments are minuted by the general meeting; rental and recovery mandates are contracted through Financial Services Luxembourg, the firm I founded in 2017, under a written document that fixes the scope, the calendar, the fee and the exclusions. The business permit is held by me personally and the work is supervised by me. The NDA on this site is a draft subject to legal validation.

Read next

Related pageReal estate agentSale and letting mandates, acquisition search, under permit 10077275 / 1.Read →Related pageReal estate developerSPV, VEFA, cost-to-complete, under permit 10077275 / 7.Read →Related pageAccountant in LuxembourgThe permit behind the co-ownership accounts.Read →Related pageDirectorship servicesA manager who reads the numbers he signs.Read →Services hubAll services under business permit 10077275Twelve service pages, one verifiable holder.→ReferenceBusiness permit 10077275The nine activities and the official register.→

Send the règlement de copropriété, the last approved accounts and the arrears list.

One message is enough for a first answer on scope and calendar, under NDA. Fees are quoted after the file has been read, never before.

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