Domavi
Multi-client property management software built for Austrian law and sold only in German. Domavi covers MRG tenancies, WEG associations, MieWeG rent caps, HeizKG heating and BMD/RZL tax exports, with native AI that prepares work a human approves.
What is Domavi?
Domavi is a Hausverwaltungssoftware — property management software — delivered as a multi-client SaaS platform by web-crossing GmbH, a web agency based at Eduard-Bodem-Gasse 9 in Innsbruck, Österreich. Its scope is deliberately narrow: the product is built around Austrian law and nothing else. MRG tenancy rules, WEG condominium management, MieWeG rent caps, HeizKG heating cost allocation, VPI indexation, SEPA direct debits with CAMT.053 statement import and tax exports to BMD or RZL are treated as first-class concepts rather than as configuration. The audience is Austrian managing agents, self-administering Eigentümergemeinschaften and landlords, from a single office of roughly 150 Bestände up to multi-client agencies.
The home page numbers sixteen functional blocks: Stammdaten und Mandanten, Mietverwaltung, Wertsicherung, WEG-Verwaltung, Rücklage, Kostenvorschau, Betriebskostenabrechnung, Hausbuchhaltung, Mahnwesen, an AI-assisted document store, the Aufgaben-Cockpit, Vorgänge und Schadenmanagement, Dienstleister, Aufträge und Protokolle, the Mieter-Portal, a guided migration and Reporting und Steuerexport. Also included are Zähler und Verbrauch, Honorarnoten, Kreditorenzahlung, Serienbriefe, roles and permissions, DSGVO-Löschkandidaten and secured backups.
Four AI functions are claimed as native rather than bolted on: Belegextraktion, which reads supplier invoices and proposes their allocation to properties and cost centres; Posteingang-Klassifizierung, which pre-sorts incoming post and e-mail; Schreiben-Entwurf, which drafts letters; and natural-language questions asked of a manager's own data. The editorial line is repeated everywhere: the AI prepares, the human decides. Five guardrails back it — personal data redacted before every model call, a closed vocabulary that constrains answers to admissible values, mandatory human approval, a token budget checked per management before each call, and full logging with timestamp and outcome.
The most distinctive piece is the MieWeG comparison: since 1 January 2026 the software calculates the contractual clause and the statutory cap in parallel and applies whichever favours the tenant (§ 4 Abs 2 MieWeG), showing the calculation path in plain text, with effect from 1 April at the earliest and a fourteen-day notice period. Day to day it is a browser application with no client to install; entry is by demo request, not self-service sign-up, and migration runs on a guided CSV/XLSX import with AI-assisted column mapping. Four components — Handwerkerportal, KI-Chatbot, API und weitere Schnittstellen and the Eigentümer-Portal — remain announced as in Vorbereitung.
What it does
- Issue MRG rent Vorschreibungen and post the matching Sollstellungen, with the legal frame set per contract
- Run VPI indexation with an automatic MieWeG cap check and apply whichever amount is more favourable to the tenant
- Produce the WEG Vorschreibung for owners and the Rücklagenabrechnung per Bestand
- Build the Betriebskostenabrechnung across five Verteilerschlüssel, with HeizKG heating costs and the Kostenvorschau checked against the 10% limit of § 21 Abs 3 MRG
- Collect by SEPA direct debit, reconcile CAMT.053 bank statements and run multi-level Mahnläufe with fees and PDFs
- Let the AI extract supplier invoices, pre-sort incoming post and e-mail, draft letters and answer natural-language questions on your own data — then check and approve
- Export the accounts to BMD or RZL for the tax adviser, and notify tenants and owners by SMS under your own sender ID
When to use Domavi / When not to
A quick filter to help you decide if Domavi is the right fit.
When to use Domavi
- Austrian Hausverwaltungen working under MRG and/or WEG that must apply the MieWeG comparison in force since 1 January 2026
- Offices sized to the published tiers: a single management with up to roughly 150 Bestände and one Mandant (Domavi Start), a growing office with up to roughly 750 Bestände and several Mandanten (Domavi Pro), or a large multi-client manager or agency with an unlimited number of Bestände (Domavi Enterprise)
- Eigentümergemeinschaften and Vermieter who administer their own buildings, since the Mandant is created as its own tax subject
- Teams that keep the books in-house — Hausbuchhaltung, SEPA direct debits, CAMT.053 reconciliation, Mahnwesen — and hand the year over to a tax adviser through BMD or RZL
- Microsoft 365 shops that want mail, calendar and documents to stay where they already work, that value hosting in Österreich and the EU with a complete audit trail, and that can produce usable CSV/XLSX exports from an older package
When not to use Domavi
- Consumers: the AGB apply exclusively to businesses within the meaning of § 1 Abs 2 KSchG, and consumers are explicitly not the Zielgruppe
- Managers outside Österreich and non-German-speaking teams: the product is bound to Austrian law (MRG, WEG, MieWeG, HeizKG, VPI, BMD/RZL), German and Swiss rules are not covered, and site, interface and document search stemming are German only
- Buyers who want to try before they pay: there is no free plan, no announced trial, the setup fee falls due on signature and the minimum term is 12 months
- Organisations that require a named security certification (ISO 27001, SOC 2, TISAX) or AI processing strictly inside the EEA: none is published, and AI calls are processed by Anthropic PBC in the United States
- Teams that need an API, a native mobile app or a working Eigentümer-Portal today: the API is announced as in Vorbereitung with no documentation, mobile means a web app added to the home screen, and the Eigentümer-Portal is likewise in Vorbereitung
How to use Domavi
A typical end-to-end flow, from setup to results.
- Request a demo through the form on the home page, or ask for a quote by phone or e-mail — there is no self-service sign-up
- Choose a package (Domavi Start, Domavi Pro or Domavi Enterprise); the contract is concluded by the publisher's written order confirmation or by access being made available
- Pay the one-off setup fee, which falls due on signature and funds a publisher-led onboarding
- Export your master data and your accounting from your current software as CSV or XLSX files
- Run the guided import — properties, Bestände, people and Mietverträge, then accounts, Saldenvorträge, postings and open items — with AI-assisted column mapping
- Set the business configuration: legal frame per contract (MRG scope, agreed index series, Wertsicherungsmonat), the Verteilerschlüssel for Betriebskosten, the Nutzwert for WEG, and Rollen und Rechte
- Connect Microsoft 365 once per management from Domavi Pro upwards; the connection is stored encrypted
- Work day to day in the browser, and add the management view or the Mieter-Portal to a phone home screen if you want them to start without an address bar
- Review whatever the AI proposes — invoice extraction, filing, letter drafts — and approve it: nothing takes effect without Freigabe, every AI action is logged, and the application flags AI-prepared proposals under Art. 50 of the EU AI Act
- On termination, export everything in machine-readable CSV or JSON within the 30-day window
Pros & Cons
Pros
- Austrian legal coverage of a depth that is rare in this category: MRG, WEG, the MieWeG comparison against the statutory cap since 1 January 2026, HeizKG, § 21 Abs 3 MRG, § 24 Abs 1 MRG and VPI indexation, with the calculation path shown in plain text
- The AI is framed far more explicitly than usual: mandatory human Freigabe, a closed vocabulary that rules out hallucinated values, a token budget per management, complete logging, personal data redacted before each model call, and Art. 50 AI Act disclosure inside the application
- Hosting on the publisher's own infrastructure in Österreich and the EU, independently corroborated: the site's public IP geolocates to Innsbruck on the publisher's own autonomous system, and the name servers are its own
- Solid architecture claims: strict separation between Mandanten, encryption at rest for sensitive data such as IBANs and OAuth tokens, an unalterable Audit-Protokoll with before and after values, and a daily backup whose restore is tested
- Privacy hygiene that goes beyond the boilerplate: no analytics, tracking or marketing cookies, fonts served locally with no third-party CDN, a consent manager self-hosted in Österreich, subprocessors named with company name and address, and an AVV supplied on written request
- Public and detailed pricing, SMS module included — unusual in property management software, where a quote is normally the only way to learn anything
- Tooled migration (guided import of both master data and accounting with AI-assisted column mapping), guaranteed portability with a 30-day CSV/JSON export after termination, and a published accessibility statement under BaFG and WCAG 2.1 AA with a named appeal route
Cons
- One market and one language: Austrian law and German only, with no English interface and a document search that relies on German stemming
- No free plan and no trial announced anywhere, with high one-off setup fees due on signature — 1,490 EUR for Domavi Start, 2,900 EUR for Domavi Pro, from 5,900 EUR for Domavi Enterprise, all net of VAT — on top of a 12-month minimum term and three months' notice thereafter
- The 'data in AT/EU' promise carries an explicit exception: AI calls are processed by Anthropic PBC in the United States, outside the EEA, and the prepared EU alternative on AWS Bedrock in eu-central-1 is declared not active, with no date given
- Redaction before model calls does not cover names, addresses or Objektbezeichnungen — the publisher states this openly — and the site never says, in either direction, whether customer data is used to train models
- Four announced components are not delivered: API und weitere Schnittstellen, Handwerkerportal, KI-Chatbot and the Eigentümer-Portal, all marked in Vorbereitung
- No named security certification (no ISO 27001, SOC 2 or TISAX — the AGB mention only generic certified data centres), availability of 99.0% per year is something the publisher aims at rather than commits to, an SLA is negotiable only on Domavi Enterprise, and third-party costs such as Microsoft 365 licences, AI infrastructure and external interfaces are billed separately
- A thin public footprint around a very young product: five pages in total, no dedicated support address (a single generic address on the publisher's own domain), no social presence, no blog and no public documentation, no native mobile app, and a domain registered only on 18/06/2026 with no archive capture behind it
Pricing & Plans
There is no free plan and no announced free trial. Domavi is sold as three paid packages, each combining a one-off setup fee with a monthly subscription: Domavi Start at 1,490 EUR setup plus 199 EUR per month, Domavi Pro at 2,900 EUR setup plus 449 EUR per month, and Domavi Enterprise from 5,900 EUR setup plus 890 EUR per month. The lowest entry point is therefore 199 EUR per month on top of a mandatory setup fee, which puts the real first-year cost of the smallest package at 3,878 EUR. An optional SMS notification module can be added to any package: 90 EUR to activate, then 5 EUR per month for SMS Basis (200 messages included), 12 EUR for SMS Plus (600 included) or 27 EUR for SMS Gross (1,500 included), with 4 cents per further message and any text longer than 160 characters counting as two. All prices are net of Austrian VAT, and third-party costs such as Microsoft 365 licences, AI infrastructure and external interfaces are billed separately. Setup fees fall due on conclusion of the contract; monthly invoices are issued at the start of each period and payable within 14 days without discount. The minimum term is 12 months, after which either party may terminate with three months' notice to the end of a calendar month, and the publisher may adjust prices on 60 days' notice by e-mail, against an extraordinary right of termination.
- 1
- 490 EUR one-off setup plus 199 EUR per month
- net of VAT. Includes the full core (Stammdaten und Mandanten
- Mietverwaltung under MRG)
- Hausbuchhaltung with SEPA and CAMT.053
- Mahnwesen
- the document store with full-text search and AI-proposed filing
- Kostenvorschau under § 21 Abs 3 MRG
- 2
- 900 EUR one-off setup plus 449 EUR per month
- net of VAT. Everything in Domavi Start
- plus WEG-Verwaltung extended to the WEG-Vorschreibung and the Rücklagenabrechnung
- Übergabe- and Begehungsprotokolle as revision-proof PDFs
- organisation of Einladungen and Versammlungen
- the native Microsoft 365 connection
- the self-service Mieter-Portal and prioritised support. The Eigentümer-Portal is announced here as in Vorbereitung
- from 5
- 900 EUR one-off setup plus from 890 EUR per month
- net of VAT. Everything in Domavi Pro
- plus an SLA and dedicated support. Handwerkerportal
- KI-Chatbot and API und weitere Schnittstellen are announced as in Vorbereitung rather than delivered
- 90 EUR one-off activation
- then SMS Basis at 5 EUR per month with 200 messages included
- SMS Plus at 12 EUR per month with 600 included
- or SMS Gross at 27 EUR per month with 1
- 500 included
- further messages cost 4 cents each and any text longer than 160 characters counts as two
Data, GDPR & hosting
A consolidated view of how Domavi handles your data.
GDPR overview
GDPR implementation is concrete and documented rather than merely asserted. web-crossing GmbH, Eduard-Bodem-Gasse 9, 6020 Innsbruck, Österreich, is named as controller for the site and acts as Auftragsverarbeiterin under Art. 28 for the platform; the DSGVO, TKG 2021 and the Austrian DSG are all invoked. Rights under Art. 15-21 are set out and exercisable by informal e-mail, and the supervisory authority is named: Österreichische Datenschutzbehörde, Barichgasse 40-42, 1030 Wien. A Datenschutz-Folgenabschätzung is stated as documented, an AVV is available on request, the product ships a DSGVO-Löschkandidaten feature, and the application discloses AI-prepared proposals under Art. 50 of the EU AI Act. No data protection officer is named, and no Art. 27 representative is designated — none is required for an Austrian establishment. One real gap: although AI processing reaches the United States, no transfer mechanism is named anywhere on the site.
Who owns the data?
The customer keeps ownership and control of what it enters. Under the Datenschutzerklärung each Hausverwaltung is the controller within the meaning of the DSGVO, while web-crossing GmbH acts only as Auftragsverarbeiterin under Art. 28 for the operation of the Domavi platform. A conforming Auftragsverarbeitungsvertrag is supplied on written request by e-mail and must be concluded before processing begins. The customer warrants that the data was collected lawfully and is solely responsible for the accuracy of the content it enters; reselling or sublicensing access to third parties requires the publisher's written consent. On termination the customer has 30 days to export everything in machine-readable CSV or JSON before deletion. The site's own texts, graphics, logos and code remain the publisher's copyright.
Reuse rights
The customer's business data stays the customer's to use and to take away: it can be exported in machine-readable CSV or JSON, and the publisher claims no licence over it beyond running the service. What the publisher collects on its own account is narrow and purpose-bound. Server logs (truncated IP, timestamp, URL called, HTTP status, transferred volume, referrer, browser and system identifiers) rest on legitimate interest, Art. 6(1)(f). Cookies are strictly technical — a session cookie and an XSRF-TOKEN anti-CSRF cookie — and need no consent under § 165 Abs. 3 TKG 2021; there are no analytics, tracking or marketing cookies and no third-party services, and fonts are served from the publisher's own server rather than a CDN. In the protected areas, localStorage holds only the display preference for the Zum Startbildschirm hinzufügen banner: no identifier, no usage behaviour, and nothing sent to the server. Consent is handled by a CCM19 manager self-hosted in Österreich, which records the choice, a timestamp and a random identifier as evidence under Art. 7(1). E-mail enquiries are processed under Art. 6(1)(b) and (f); sign-in data (e-mail address, password hash, role, login IP, security events) under contract performance and the security interest. Two uses deserve attention. AI features send text to Anthropic PBC in the United States, stripped of e-mail addresses, phone numbers, IBANs and card numbers before every call, but not of names, addresses or Objektbezeichnungen. The SMS module passes the number and the message to LINK Mobility Austria GmbH, Brauquartier 5/13, 8055 Graz, Österreich (websms brand), which processes them in Österreich with no transfer outside the EEA, sends only to people who consented under Art. 6(1)(a) DSGVO and § 174 TKG 2021, and keeps a delivery log for 365 days. The legal bases invoked throughout are the DSGVO, TKG 2021 and the Austrian DSG.
Data retention & training
Hosting summary
Hosting runs on the publisher's own infrastructure in Österreich or the European Union, and the AGB add that data is held in certified data centres — without naming a single certification. For hosting itself, no transfer outside the EEA takes place. That claim is independently corroborated: the site's public IP, 193.58.165.90, geolocates to Innsbruck on AS202516, which belongs to web-crossing GmbH, and the name servers are the publisher's own. One explicit exception matters: the AI functions are currently processed by Anthropic PBC in the United States, therefore outside the EEA. Before each model call the application strips e-mail addresses, phone numbers, IBANs and card numbers, but not names, addresses or Objektbezeichnungen. An EU alternative through AWS Bedrock in region eu-central-1 is described as technically prepared but not active, with no date given. Inside the platform, Mandanten are strictly separated, sensitive data such as IBANs and OAuth tokens is encrypted at rest, an Audit-Protokoll records every change with timestamp, user and before and after values, and daily backups are restore-tested. The SMS subprocessor, LINK Mobility Austria GmbH in Graz, processes in Österreich with no transfer outside the EEA; the full list of providers is available on request only.
Where Domavi works
Country-level availability.
Available in
Things to keep in mind
Risks and trade-offs to weigh before adopting Domavi.
- The commercial message about data staying in Österreich and the EU hides an exception you only find by reading the Datenschutzerklärung: the AI functions are processed by Anthropic PBC in the United States, therefore outside the EEA. Check that against your own DSGVO position before signing
- Redaction before each model call removes e-mail addresses, phone numbers, IBANs and card numbers, but explicitly not names, addresses or Objektbezeichnungen, which the publisher says cannot be detected reliably and are needed for the analysis — so tenants' and owners' identities do leave the EEA
- An internal contradiction to clear up before committing: the home page marks the API as in Vorbereitung, while the site's own llms.txt lists API und weitere Schnittstellen for Domavi Enterprise without that reservation
- Roles and paperwork: web-crossing GmbH acts as Auftragsverarbeiterin under Art. 28 DSGVO, so you are the controller and the AVV must be concluded before processing starts; the SMS module may only be sent to people who consented, and its delivery log is kept for 365 days
- Commercial exposure: prices are net of VAT and third-party costs are extra, the first year on the smallest package is 1,490 EUR plus twelve monthly payments, the publisher may change prices and terms on 60 days' notice by e-mail against an extraordinary right of termination, and liability is capped at the annual total paid and limited to gross negligence and intent
- Assurance is thin: 99.0% availability is an aspiration measured monthly and excluding planned maintenance rather than a commitment, no independent security certification is published so every security claim rests on the publisher's own statements, and the full list of subprocessors is available only on request
- The human factor: the tool is designed so the AI prepares and a person approves, and rubber-stamping proposals to save time turns a documented audit trail into a formality while errors pass under your signature. The legal qualification of a Mietverhältnis under MieWeG stays the management's responsibility, as the site itself says, and the screenshots on the home page come from a demonstration Mandant with invented names and amounts
Setup & Integrations
Technical difficulty
Technically easy, operationally less so. Domavi is a pure web application: nothing to install, no client software, no published hardware requirement. But there is no self-service sign-up — entry is by demo or quote — and a mandatory setup fee of 1,490 to 5,900 EUR and upwards funds a publisher-led start. Migration is well tooled: guided CSV/XLSX import of master data and accounting with AI-assisted column mapping, sold as an Umstieg an einem Nachmittag. The real effort is business configuration: legal frame per contract, Verteilerschlüssel, Nutzwert, roles. Training and on-site implementation are not part of the contract.
Deployment
Integrations
Supported languages
Behind Domavi
Resources
All the official URLs gathered for verification and reference.
Frequently asked questions
Which countries and legal systems is Domavi built for?
Where is the data stored?
How does the AI actually work?
Is there a Microsoft 365 connection?
What does Domavi cost?
Is there a free trial or a free plan?
Does Domavi satisfy the MieWeG comparison obligation?
How do I migrate from my current software?
Is there an API?
Can I use Domavi on a phone?
Should you pick Domavi?
Domavi is a narrow product, and that is the point. It is property management software for one market, Österreich, in one language, and its real value lies in the depth of local legal coverage rather than in the AI badge: MRG and WEG handling, the MieWeG comparison against the statutory cap that applies since 1 January 2026, HeizKG heating costs, the 10% test of § 21 Abs 3 MRG, five Verteilerschlüssel for the Betriebskosten. Managers outside Austria have no reason to look at it; Austrian ones will find little else this specific.
The AI is framed more explicitly than in almost anything comparable: it prepares and never decides, human Freigabe is mandatory, answers are constrained to a closed vocabulary, token spend is budgeted per management, every action is logged, and the application discloses AI-prepared proposals under Art. 50 of the EU AI Act.
Two reservations deserve weight. First, the marketing line about data staying in Österreich and the EU carries an exception you only find by reading the Datenschutzerklärung: AI calls go to Anthropic PBC in the United States, and while e-mail addresses, phone numbers, IBANs and card numbers are stripped beforehand, names, addresses and Objektbezeichnungen are not; the prepared EU alternative on AWS Bedrock is not switched on and carries no date. Second, this is a young product from an established web agency: the core is in service, but the API, Handwerkerportal, KI-Chatbot and Eigentümer-Portal are still announced rather than delivered, while the commercial model asks for a substantial setup fee and a twelve-month commitment with no trial in which to test the claims.
Pricing, subprocessors and accessibility are unusually transparent here. Model training and independent security certification are not addressed at all.
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