Each Syndikat project owns its building through its own Haus-GmbH (€25,000 Stammkapital). Two members hold the shares: the Hausverein of the residents, and the Mietshäuser Syndikat GmbH, which holds a veto share used for exactly one purpose — blocking a sale back into the speculative market. Day-to-day decisions stay with the residents; the veto is structural, not managerial.
- Why a GmbH: it is a durable legal owner that survives resident turnover, can borrow, and can take subordinated private loans. A GbR exposes members personally; a WEG fragments the building into sellable units, which is the outcome the model exists to prevent.
- Capital stack: €25,000 share capital, then Direktkredite as the equity substitute, then senior bank debt (gls-bank-financing). The Hausverein contributes no property; residents pay rent, not shares — so unlike an eG there is nothing to sell on exit.
Related
- syndikat-direktkredit — the equity-substitute channel this entity raises
- gmbh-ggmbh-project — the plain GmbH/gGmbH route without the Syndikat veto
- eg-cooperative — the alternative collective owner, with sellable shares
- wohngemeinnuetzigkeit — tax status a GmbH can seek for permanent affordability
- belegungsbindung — the strings on the public rental money it can reach
Detail
- Cost of joining the Verbund: the Solidartransfer — 10 ct/m²/month plus a 0–80 ct/m²/month stille Beteiligung in the Solidarfonds GmbH (see syndikat-direktkredit). New projects draw from that fund in return.
- Funding consequence: the Haus-GmbH is a company, so household-gated programmes (kfw-134, saxony-frl-familienwohnen, most state Eigentumsförderung) are out of reach. Entity-level rental funding (soziale-wohnraumfoerderung) is the compatible public line, at the price of Belegungsbindungen.
- Scale: 215 projects in Bestand, 15 in Aufbau (syndikat.org, 2026-09-10).
- Open question (not a fact): NL/FR/DK equivalents of this structure are named in research but unverified — do not assert them.