{"id":2330,"date":"2026-08-05T15:21:21","date_gmt":"2026-08-05T12:21:21","guid":{"rendered":"https:\/\/oun.fi\/?p=2330"},"modified":"2026-08-05T15:21:21","modified_gmt":"2026-08-05T12:21:21","slug":"errors-in-property-managers-certificates","status":"publish","type":"post","link":"https:\/\/oun.fi\/en\/errors-in-property-managers-certificates\/","title":{"rendered":"Errors in property manager&#8217;s certificates"},"content":{"rendered":"<p>The property manager&#8217;s certificate is one of the <a href=\"https:\/\/oun.fi\/en\/housing-company-documents-what-they-say-and-what-they-hide\/\">most important documents in a property transaction<\/a>. Yet it is also one of the most error-prone. This is a problem because the buyer makes their decision largely based on the information stated in the certificate.  <\/p>\n<h2>What&#8217;s the issue?<\/h2>\n<p>KVKL&#8217;s CEO Jussi Mannerberg has publicly raised the issue of errors in property manager&#8217;s certificates. This is not a marginal phenomenon. Errors occur regularly, and they can be significant.  <\/p>\n<p>The certificate may contain an incorrectly stated loan share, missing information about ongoing renovations, or an incorrect division of maintenance responsibilities. These are not cosmetic problems. They can mean thousands of euros in surprises after the transaction.  <\/p>\n<h2>What should be in a property manager&#8217;s certificate &#8211; and what is often missing<\/h2>\n<p>The Housing Companies Act defines what information must be included in the certificate. In practice, the requirements cover, among other things, the company&#8217;s financial situation, loan shares, maintenance charges, and known repairs. <\/p>\n<p>The most common problems relate to these points:<\/p>\n<ul>\n<li><a href=\"https:\/\/oun.fi\/en\/paying-off-a-housing-loan-when-buying-an-apartment-is-it-worth-it\/\">Loan share<\/a> incorrectly stated or outdated<\/li>\n<li><a href=\"https:\/\/oun.fi\/en\/pts-plan-in-a-housing-company-what-does-a-home-buyer-need-to-know\/\">Planned or decided renovations<\/a> missing entirely<\/li>\n<li>The articles of association&#8217;s <a href=\"https:\/\/oun.fi\/en\/responsibility-for-maintenance-in-a-limited-liability-housing-company\/\">division of maintenance responsibilities<\/a> is unclear or incorrect<\/li>\n<li>Basic building information, such as year of construction or floor area, is wrong<\/li>\n<li><a href=\"https:\/\/oun.fi\/en\/the-bankruptcy-of-a-housing-company\/\">The housing company&#8217;s financial situation<\/a> looks better on paper than it is<\/li>\n<\/ul>\n<p>Real estate law firms have written about this topic repeatedly. The common message is that the buyer cannot blindly trust that the certificate is correct. <\/p>\n<h2>Whose responsibility is this?<\/h2>\n<p>The property manager is responsible for the information in the certificate. If there is an error in the certificate, the property manager may be liable for damages. This is clear at the legislative level.  <\/p>\n<p>In practice, things are more complicated. The seller has a duty to disclose information, and if they know about something not mentioned in the certificate, they must tell the buyer. The agent has a duty of care. The agent must carefully check the documents and not just pass them on.   <\/p>\n<p>Still, there are situations where no one has encountered the error before the buyer has already signed the purchase agreement. Then the legal proceedings begin, and that is expensive and slow. <\/p>\n<h3>A personal example<\/h3>\n<p>I learned this the hard way. When we sold our first home, we had already moved out before the sale was completed, as the sale took a long time. We informed the property manager of our new address and handled all necessary changes. The sale was in the hands of a real estate agent who had obtained the documents needed for the transaction.   <\/p>\n<p>Meanwhile, the company had decided on a roof renovation. Shareholders had been informed about it through a notice distributed in mailboxes &#8211; including to our then-empty apartment, not to our new address which we had provided. There was no mention of the renovation or its costs in the property manager&#8217;s certificate.  <\/p>\n<p>We only learned about it when the person who bought the apartment contacted us and asked why the housing company had sent a bill for nearly 20,000 marks and he wasn&#8217;t going to pay it. The property management firm took no responsibility for the error, and the agent referred to the incorrect certificate. Our lawyer&#8217;s recommendation was to pay the bill directly and forget about it, as pursuing it through legal channels would have been more expensive and the outcome uncertain. The error was undoubtedly the property manager&#8217;s, but we ended up being the ones to pay.   <\/p>\n<h2>The buyer must check themselves<\/h2>\n<p>Here&#8217;s the unpleasant truth: you cannot assume that someone else will handle this for you. The agent represents the seller. The property manager is accountable to the housing company. No one&#8217;s time may necessarily be dedicated to you independently.   <\/p>\n<p>So what can you do? At least these things: <\/p>\n<ul>\n<li>Request the property manager&#8217;s certificate yourself directly from the property manager or housing company, don&#8217;t settle for what the agent provides<\/li>\n<li>Check the date. The certificate becomes outdated quickly, and an old certificate can give a false picture of the situation <\/li>\n<li>Compare the loan share and maintenance charges to the company&#8217;s financial statements and budget<\/li>\n<li>Ask the property manager directly whether there are any repairs known that have not yet been decided<\/li>\n<li>Request meeting minutes and\/or records from the past two to three years and read them through<\/li>\n<\/ul>\n<p>Meeting minutes are undervalued documents. They show what has actually been discussed in the housing company, and they can reveal things that are not yet visible in official papers. <\/p>\n<h2>An industry problem that won&#8217;t disappear on its own<\/h2>\n<p>The property management industry is overburdened. Property managers may have dozens of housing companies to manage, and administrative work has grown continuously. This does not justify errors, but it explains why they occur.  <\/p>\n<p>KVKL has taken a position, and real estate industry actors have awakened to the issue. That&#8217;s a good sign. But structural changes take time, and you are making a property purchase now.  <\/p>\n<p>The buyer&#8217;s best protection is their own awareness. When you know what to look for, you&#8217;ll also find what shouldn&#8217;t be there. <\/p>\n\n<div class=\"wp-block-group has-ast-global-color-5-color has-text-color has-background has-link-color wp-elements-a4d4a18547e78527ef01e64a6be336d2 is-layout-constrained wp-block-group-is-layout-constrained\" style=\"border-width:8px;background-color:#0f172a;margin-top:40px;margin-bottom:40px;padding-top:60px;padding-bottom:60px\">\n<h2 class=\"wp-block-heading has-text-align-center has-ast-global-color-5-color has-text-color has-link-color wp-elements-1fe60796b3e856afbb2073d85c596e70\"><strong>OUN analyzes the housing company&#8217;s documents on behalf of the buyer<\/strong><\/h2>\n\n\n\n<p class=\"has-text-align-center wp-block-paragraph\">Without commission and without ties to the seller or agent.<\/p>\n\n\n\n<p class=\"has-text-align-center wp-block-paragraph\">OUN\u00ae will read the new site documents for you and deliver a plain-language analysis within 24 hours. We are 100% on your side &#8211; we don&#8217;t sell the property to anyone. <\/p>\n\n\n\n<div class=\"wp-block-buttons is-content-justification-center is-layout-flex wp-container-core-buttons-is-layout-3e41869c wp-block-buttons-is-layout-flex\">\n<div class=\"wp-block-button\"><a class=\"wp-block-button__link has-background wp-element-button\" href=\"https:\/\/oun.fi\/en\/order-analysis\/\" style=\"border-width:8px;background-color:#21b4a6\">Order an OUN\u00ae analysis<\/a><\/div>\n<\/div>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>The property manager&#8217;s certificate is one of the most important documents in a property transaction. Yet it is also one of the most error-prone. This is a problem because the buyer makes their decision largely based on the information stated in the certificate. What&#8217;s the issue? KVKL&#8217;s CEO Jussi Mannerberg has publicly raised the issue [&hellip;]<\/p>\n","protected":false},"author":6,"featured_media":2349,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_uag_custom_page_level_css":"","site-sidebar-layout":"default","site-content-layout":"","ast-site-content-layout":"default","site-content-style":"default","site-sidebar-style":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","ast-disable-related-posts":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","astra-migrate-meta-layouts":"default","ast-page-background-enabled":"default","ast-page-background-meta":{"desktop":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center 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Yet it is also one of the most error-prone. This is a problem because the buyer makes their decision largely based on the information stated in the certificate. What&#8217;s the issue? KVKL&#8217;s CEO Jussi Mannerberg has publicly raised the issue&hellip;","_links":{"self":[{"href":"https:\/\/oun.fi\/en\/wp-json\/wp\/v2\/posts\/2330","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/oun.fi\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/oun.fi\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/oun.fi\/en\/wp-json\/wp\/v2\/users\/6"}],"replies":[{"embeddable":true,"href":"https:\/\/oun.fi\/en\/wp-json\/wp\/v2\/comments?post=2330"}],"version-history":[{"count":3,"href":"https:\/\/oun.fi\/en\/wp-json\/wp\/v2\/posts\/2330\/revisions"}],"predecessor-version":[{"id":2338,"href":"https:\/\/oun.fi\/en\/wp-json\/wp\/v2\/posts\/2330\/revisions\/2338"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/oun.fi\/en\/wp-json\/wp\/v2\/media\/2349"}],"wp:attachment":[{"href":"https:\/\/oun.fi\/en\/wp-json\/wp\/v2\/media?parent=2330"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/oun.fi\/en\/wp-json\/wp\/v2\/categories?post=2330"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/oun.fi\/en\/wp-json\/wp\/v2\/tags?post=2330"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}