Mietzinsvorbehalt lastet?

silverburn · #1 17.10.2012, 20:12

Ok, I've trawled all the threads on Rent reduction, but to no avail. Or at least I don't understand the responses.

I've got a specific query regarding " Mietzinsvorbehalt lastet".

I've applied for a rent reduction, as per the recommend method discussed in all the other threads. No problem. But I got a response back saying I wasn't eligible, because:

"Leider profitieren Sie nicht von einer Mietzinssenkung, da auf ihrem aktuellen Mietzins ein Mietzinsvorbehalt lastet."

The figure they provided are:

Mietzins basiert auf Referenzzinssatz: - 239.25
something else
something else 2
Mietzinsvorbehalt: +400.00
aktueller Mietzinsvorbehalt: + 201.05

Admittedly, this is our first rental in CH, and we did it in a rush (we had to pack and move in 4 weeks). I missed this particular bit on the contract, or didn't give it much notice. I wish I understood the significance back then.

What are my options? Is there any way to get a rent reduction?

jrspet · #2 17.10.2012, 20:31

Info: 'Referenzzinssatz' went down -check your rental contracts

interest rate reduction = possible rent reduction

silverburn · #3 17.10.2012, 21:29

	Quote:	jrspet
	Info: 'Referenzzinssatz' went down -check your rental contracts interest rate reduction = possible rent reduction

Sorry, I've been here already - it doesn't answer my question. I'm ok with the rent reduction process, and the mechanics. What I need to know is how the *rent reserve* process works, and why it means i don't get a rent reduction.

aSwissInTheUS · #4 18.10.2012, 15:36

It means your landlord thinks that your rent should be higher than it actually is. For ex. because he made investments that affect the value of your house/apartment. The Mietzinsvorbelast is part of your rental contract and should be mentioned there. You have the right to know how the value is calculated an may object to this calculation if you think it is not right.

Things to do:
1) Check rental contract if the Mitzinsvorbehalt is there
2) Ask landlord how he came to this specific number.

See what the dark side has to say. German.

BeastOfBodmin · #5 21.10.2012, 14:37

So I found the form letter on mieterverband.ch and submitted a copy to the company to which I pay rent.

On 28.06.12 I received a letter telling me I was entitled to a rent reduction from October first of CHF 146.00.

But just now I translated the last paragraph (quoted below) and this is the part that I am wondering about:

"We draw your attention that this lease modification or other unilateral contract amendment be submitted within 30 days."

As I did not submit an appication for rent reduction, does that mean the whole application is now void? Do I just start again by writing to the property management company? Or can I still apply for a rent reduction, but just put up with the fact I will lose a few months of rent reduction?

	Quote:
	Mietvertragsänderung mit Wirkung ab: 01.10.2012 Gestützt auf Art. 269b, c und d des Obligationenrechts geben wir Ihnen folgende Mietzinsänderung und/ oder andere einseitige Vertragsänderungen bekannt: A. Für Mietzinsänderung Total Nettomietzins-An passung gerundet -146 Vorbehältlich noch nicht realisierte Mietzins-Erhöhungs-Reserve(n): Eine spätere Geltendmachung der vorstehend genannten Mietzinsreserven gemäss Atr. 18 VWMG bleibt vorbehalten. B. Für andere einseitige Vertragsänderungen (Umschreibung und klare Begründung) Wir machen Sie darauf aufmerksam, dass diese Mietzinsänderung bzw. andere einseitige Vertragsänderung, innert 30 Tagen seit dem Empfang der Mitteilung bei der paritätischen Schlichtungsbehörde des Bezirkes, in dem sich das Mietobjekt befindet (zuständiges Bezirksgericht), als missbräuchlich angefochten werden kann. Formular genehmigt durch die zuständige kantonale Amtsstelle am 15.05.2007.

Google translate tells me that means

	Quote:
	Lease amendment with effect from: 01.10.2012 Based on Article 269b, c and d of the Code of Obligations, we give you the following lease modification and / or other unilateral amendment known: A. For rent Change Total net rent-adjustment rounded to -146 Not subject to unrealized rent-boosting reserve (s): A later assertion of the aforementioned lease reserves according Atr. 18 VWMG reserved. B. For other unilateral amendment (description and clear justification) We draw your attention that this lease modification or other unilateral contract amendment be submitted within 30 days. Since receipt of the notification by the joint conciliation board of the district in which is located the property (contact the District Court), can be challenged as unfair Form approved by the cantonal government office on 15.05.2007.

Snoopy · #6 21.10.2012, 17:40

	Quote:	BeastOfBodmin
	But just now I translated the last paragraph (quoted below) and this is the part that I am wondering about: "We draw your attention that this lease modification or other unilateral contract amendment be submitted within 30 days." As I did not submit an appication for rent reduction, does that mean the whole application is now void? Do I just start again by writing to the property management company? Or can I still apply for a rent reduction, but just put up with the fact I will lose a few months of rent reduction? Google translate tells me that means

Your translation is not quite accurate (close enough, but different enough to make a difference!).

The last paragraph means that you could have appealed it within 30 days, but you seem quite happy with the way things went, so you don't have to worry. According to the letter the rent reduction is (was) effective October 1st, assuming that there was no rent reserve in your contract like the OP's.