Clarify the policy and transfer with the insurer
Request the policy, endorsements and latest premium statement. Section 69 VersVG governs the buyer’s entry into rights and duties on transfer; the dates and policy details must be documented.
Latest
Insurance contracts after the auction award: building insurance, premium and loss
Review building insurance after an auction award: transfer, premium period, termination and open losses.
Your law firm
BRANDAUER Rechtsanwälte
Salzburg law firm for real estate, corporate law and civil proceedings
We review the court file and property documents, explain the likely legal and financial consequences, and agree the next step with you.
4 September 2026, Mag. Bernhard Brandauer, Rechtsanwalt
After an auction award, the buyer should place the building insurance at the centre of the handover plan. The building, policy, premium period and claims history are separate review fields. The change of ownership does not by itself answer who must notify the insurer, who bears the premium or which open loss is being handled.
Section 207 EO governs the transition of risk, income and burdens in enforcement. The insurance contract and the Insurance Contract Act add their own rules. A clean distinction prevents a gap in cover and an incorrect allocation of an old loss.
First orientation
Which insurance question is open after the award?
Select the current situation. The result identifies the record that should be secured first.
Already know you want to speak with a lawyer? Go straight to the contact form.
What is unclear?
All paths at a glance
Overview of all outcomes.
Arrange the buyer handover file →
Allocate the premium period in writing
Record the insurance period, due date and payments. Section 69(2) VersVG can create joint liability for the current period. The internal allocation should state the date and evidence.
Secure the loss date and notification trail
Document occurrence, knowledge, notification and repairs. Losses before and after the award must be separated; the policy and VersVG govern the further review.
Separate the award from the insurance contract
Separate the award from the insurance contract
Section 207 EO separates risk, income and burdens from handover and land-register entry. It does not provide a blanket answer for every insurance cover. The policy describes insured risks, duties, deductibles, premium and the beginning or end of cover.
On the transfer of an insured thing, section 69(1) VersVG generally places the buyer in the rights and duties of the insurance relationship. In a judicial auction, the award order, transfer of ownership and specific policy should be reviewed together. A property manager’s statement does not replace that review.
Request the complete policy with endorsements. A single insurance confirmation often shows neither exclusions nor deductibles nor the current premium period.
Review matrix
Order policy, premium and loss in time
The three issues are often mixed even though they require different evidence and produce different consequences.
| Review field | Core question | Evidence |
|---|---|---|
| Insurance transfer | What is insured and when does the buyer enter the policy? | Policy, award order, ownership and handover dates. |
| Premium | Which period is running and who has paid it? | Premium invoice, payment record and date allocation. |
| Loss | When did the event occur and when was it notified? | Notification, photographs, report, repairs and correspondence. |
| Termination | Should the policy continue or end? | Acquisition and knowledge dates, notice and proof of receipt. |
The policy may contain additional periods and duties. Statutory termination rights must be checked against the correct date.
Premium and the current insurance period
Premium and the current insurance period
Section 69(2) VersVG can make seller and buyer jointly liable for the premium of the current insurance period. The buyer therefore needs a visible allocation of period, due date and payments in the handover file.
An internal allocation between the parties does not automatically change the relationship with the insurer. Keep two questions separate: who owes which amount to the insurer, and who bears which period internally?
Section 70 VersVG provides specific termination rights and one-month periods for insurer and buyer. The period may run from acquisition or knowledge. No termination should rest on an assumed date.
Date point: Keep award, ownership transfer, knowledge, handover, insurance period and loss occurrence separate. One handover formula cannot replace these dates.
Process
Secure building insurance after the award in five steps
This sequence protects against a gap between ownership, premium payment and notification of loss.
- 011011
Secure the complete policy
Request the contract, endorsements, limits and deductibles.
- 022022
Document the dates
Record award, acquisition, knowledge, handover and premium period.
- 033033
Identify the loss date
Arrange event, knowledge, notification and repairs chronologically.
- 044044
Review continuation or termination
Compare sections 69 to 71 VersVG with the policy and one-month periods.
- 055055
Record internal allocation
Allocate premium, deductible and open claim with evidence.
Distinguish losses before and after the award
Distinguish losses before and after the award
For an open water, storm or fire loss, first establish when the event occurred. Then record knowledge, notification, inspection and repair. This chronology matters more than who had access to the building when repairs were carried out.
A loss before the award may belong to the previous policyholder’s claim file even if adjustment continues later. A loss after the award may involve the new owner and its duties. This does not create an automatic promise of cover. The policy, VersVG and facts remain decisive.
Secure photographs, invoices, reports, notifications and all correspondence. If urgent measures are needed, keep protective work and later adjustment separate from premature admissions or unclear cost commitments.
Document notification, termination and handover
Document notification, termination and handover
Section 71 VersVG requires notification of the transfer under the statutory rule. Send the award order and relevant acquisition data to the insurer in a traceable way. Obtain confirmation of the recorded policyholder and any unpaid premium.
If the policy is to end, section 70 VersVG and the applicable one-month period must be checked. Notice without a secure trigger date can be late or premature. Until clarified, the financing should account for the risk of an unintended gap in cover.
The article on risk and handover after the award complements the insurance file. It does not replace the policy review.
FAQ
Frequently asked questions about insurance after the award
Does building insurance automatically move to the buyer? +
The transfer must be reviewed under section 69 VersVG and the specific policy. The award order, acquisition date and contract must be combined; a general handover statement is not enough.
Who pays the current premium? +
Section 69(2) VersVG can make seller and buyer jointly liable for the current period. The premium and internal allocation must be classified by period and payment.
Who handles an old building loss? +
That depends on the loss date, policy, notification and statutory rules. Losses before and after the award must be reviewed through their chronology.
Continue on the portal
Related review steps
Topics
ZwangsversteigerungBuilding insuranceInsurance Contract ActAwardLoss
Questions about an upcoming auction?
Call the firm or send us an email. We will review your enquiry and contact you.
Contact
A direct line to the firm.
Address
BRANDAUER Rechtsanwälte GmbH Giselakai 51 5020 Salzburg
Phone
+43 662 6280000