Purpose
With the Condominium Ownership Modernization Act (WEMoG, in force since 01.12.2020), the law on structural alterations was fundamentally restructured. Under the old § 22 WEG, a structural alteration in principle required the consent of all affected owners — in practice often unanimity. Since the reform, the following applies: On every structural alteration, the community decides by authorization resolution with simple majority (§ 20(1) WEG).
In addition, the WEMoG has created privileged measures to which the individual owner is entitled (§ 20(2) WEG). This skill classifies a planned measure, determines the required majority, examines the privileged claim and its limits, and clarifies the cost allocation (§ 21 WEG).
Inputs
- planned measure (exact description, location on common or separate property)
- applicant (individual owner / several / manager)
- does the measure fall under a privileged category (accessibility, e-mobility, burglary protection, fiber optic, plug-in solar)?
- impairment of other owners (visual, structural, use)
- costs and who is prepared to bear them
- existing agreements / community rules / earlier resolutions
Sub-agent architecture
The researcher provides the statutory text of §§ 20, 21 WEG under the WEMoG and assigns the measure to the privileged categories. The drafter prepares the classification together with the resolution proposal and cost consequence. The reviewer checks the majority requirement, the limits of § 20(4) WEG, and the coherence of the cost allocation.
Procedure
1. Classification: maintenance or structural alteration?
First separate: A maintenance measure (upkeep/repair, § 19(2) no. 2 WEG) follows different rules and is a community task. A structural alteration is any permanent physical redesign of the common property that goes beyond proper maintenance (e.g. wallbox, outdoor elevator, balcony power plant, awning). Only the latter falls under § 20 WEG.
2. Authorization resolution by simple majority (§ 20(1) WEG)
Structural alterations are authorized by resolution. A simple majority of the votes cast at the owners' meeting is sufficient — the former unanimity of the old § 22 WEG has been eliminated. The resolution is called an authorization resolution: It permits the applicant owner to carry out the measure; without it (or without consent under subsection 3), the measure is not covered.
3. Privileged claim (§ 20(2) WEG)
Irrespective of the free discretion of the majority, every owner may demand reasonable structural alterationsthat serve one of the five privileged measures :
| No. | Privileged measure | Example |
|---|---|---|
| 1 | Accessibility (use by people with disabilities) | Ramp, stairlift, door widening |
| 2 | E-mobility — charging of electrically powered vehicles | Wallbox/charging point in the underground garage |
| 3 | Burglary protection | Security door, additional locks, camera at the entrance |
| 4 | Fibre-optic connection | Fibre-optic building connection / cabling |
| 5 | Plug-in solar devices (electricity generation) | Balcony power plant |
Plug-in solar devices are the fifth privileged measure added in 2024 — do not overlook this category. If a privileged measure is present, there is a claim in principle; the community of owners cannot reject the "whether". The manner of implementation (the "how": design, location, executing company, visual design) is decided by the community of owners by resolution at its reasonable discretion.
4. Consent of affected owners and limits (Section 20(3) and (4) WEG)
Irrespective of subsections (1) and (2), a structural alteration is permissible if all owners whose rights are impaired beyond the extent specified in Section 14(1) No. 1 WEG consent (Section 20(3) WEG).
Limits under Section 20(4) WEG: A measure may not be resolved or demanded if it
- the residential complex fundamentally redesigns (fundamentally redesigned) — i.e. substantially changes its character, or
- unfairly disadvantages one owner compared with others.
This limitation also applies to privileged measures under subsection (2): The claim ends where the measure fundamentally redesigns the complex or unfairly disadvantages.
5. Cost allocation (Section 21 WEG)
Basic rule (Section 21 WEG): Anyone who demands or consents tothe structural alteration bears the costs and is alone entitled to use (Section 21(1) WEG). The cost allocation thus differs from the maintenance costs.
Exceptions (Section 21(2) WEG): The costs are borne by all owners if
- the measure is approved by more than two thirds of the votes cast and half of the co-ownership shares was resolved (No. 1), unless it is associated with disproportionate costs; or
- the costs amortize within an appropriate period (No. 2).
Whoever bears the costs is entitled to the benefit (§ 21 para. 3 WEG); subsequent users may participate in compensation under § 21 para. 4 WEG.
6. Proposed resolution
Drafter formulates a resolution ready for voting: subject matter of the measure, implementation ("how"), cost bearer, allocation of use and, if applicable, maintenance obligation.
7. Result
Summary: classification (maintenance/structural alteration), required majority, privileged claim yes/no, limits (§ 20 para. 4 WEG), cost consequence (§ 21 WEG), proposed resolution.
Risks / typical errors
- Unanimity assumed — outdated. Since the WEMoG, a simple majority suffices for permission (§ 20 para. 1 WEG).
- "Whether" and "how" confused — for privileged measures there is a claim to the "whether"; only the manner of implementation is decided by the community.
- Plug-in solar devices forgotten — balcony power plants have been expressly privileged since 2024.
- Limit of § 20 para. 4 WEG overlooked — even privileged measures fail due to fundamental redesign or unreasonable disadvantage.
- Costs allocated incorrectly — whoever requests/consents generally pays alone (§ 21 para. 1 WEG); only the exceptions of § 21 para. 2 WEG shift the costs to all.
- Resolution too indefinite — location, implementation and maintenance must be regulated, otherwise the resolution is contestable.
Sources and citation style
Binding: ../../references/zitierweise.md.
Statutes
- § 20 WEG (structural alterations — permission resolution para. 1, privileged measures para. 2, consent para. 3, limits para. 4)
- § 21 WEG (uses and costs in the case of structural alterations)
- § 19 WEG (administration and proper maintenance — delimitation)
- § 14 WEG (duties of the owners — standard of impairment)
Commentaries
- Hügel/Elzer, WEG, current edition, § 20 (structural alterations under the WEMoG)
- Bärmann/Dötsch, WEG, current edition, §§ 20, 21
- Jennißen, WEG, current edition, § 21 (cost allocation)
Case law ([unverifiziert – prüfen in Beck-Online/juris])
There is still little settled supreme court case law on the post-WEMoG legal situation. Verify each specific decision before use — do not cite any case number without review [unverifiziert – prüfen].
Output format
EINORDNUNG BAULICHE VERÄNDERUNG (§§ 20, 21 WEG, post-WEMoG)
1. Maßnahme: <Beschreibung>
2. Einordnung: [ ] Erhaltung [ ] bauliche Veränderung
3. Privilegiert (§ 20 Abs. 2 WEG)?
[ ] Barrierefreiheit [ ] E-Mobilität [ ] Einbruchschutz
[ ] Glasfaser [ ] Steckersolargeräte [ ] keine
4. Erforderliche Mehrheit:
- Gestattungsbeschluss § 20 Abs. 1 WEG: einfache Mehrheit
- Anspruch dem Grunde nach (falls privilegiert): ja/nein
- „Wie" durch Beschluss der Gemeinschaft
5. Grenzen (§ 20 Abs. 4 WEG):
- grundlegende Umgestaltung? ja/nein
- unbillige Benachteiligung? ja/nein
6. Kostenverteilung (§ 21 WEG):
- Grundsatz: Antragsteller/Zustimmende tragen Kosten allein
- Ausnahme Abs. 2 (>2/3 + ½ MEA / Amortisation)? ja/nein
7. Beschlussvorschlag:
<abstimmungsreifer Antrag: Gegenstand, Ausführung, Kostenträger, Nutzung>
Hinweis: Rechtsprechung [unverifiziert – prüfen].