Hi.

I'm moving out of a flat to which we are tied until end of June. My landlady said we can exit the contract early if we find a replacement, so we advertised on Homegate and have had interest from about a dozen parties, but nobody is going for it. We've done about 8 viewings.

The property has been on the market for over a month now.

I'm concerned that the price is too high for the size, so people are put off. A colleague at work suggested that there are regulations to prevent landlords pricing too high, and if I could demonstrate this then I could exit the contract earlier. Is this so?

Thanks,

JC

Never heard of that.

Can you post the link to the flat on Homegate and we can make a group decision. I think it is best to advertise the flat with the basic rent plus the utilities.

It is not clear from the OP's comments. Are you advertising the price YOU pay or has the landlord given you a new and HIGHER price to advertise?

In any event, you just need to put the price you pay. Do not increase the price in the ad.

Why ??

You have agreed to pay a certain amount for a certain period of time. You want to break the contract, whay should the landord have to suffer any financial loss for this ?

What would you say if the landlord wanted you to move early with no compensation ?

Same price as we pay.

Fair enough. We're happy to pay until end of June as bound by the contract, but that is not my point.

My question was: is there a provision to account for overpriced rental, as judged by failure to find a new tenant in a reasonable time frame?

Of course I do realise that the implication here is that we paid too much, but I can't change that.

I think the short and practical answer is NO.

So get going with the ads in all of the possible outlets. You need to get more people in to see the apt. Since it seems that you are paying "over the odds", you would be best to focus more on the international market as they will not be as price sensitive and normally they will be under more time pressure to find something than someone who is just looking to move to someplace "better" if the price is right.

The only thing that might impact on the price is whether your contract is tied to the mortgage rate and was not adjusted when the rates went down. This question is not something you can activate quickly and will not solve your immediate question.

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Do or do not, there is no try(ing). Yoda

No. The rent has not changed since we arrived and she is not asking for any more.

As mentioned, we are more than happy to pay this, but simply want to know what our exit rights are, especially with the provision of replacement tenants.

I understand we're in the clear if we can find someone (or better still 3 people), but if we're struggling for three months to find someone then that says the market considers the property overpriced. My question is about asking if that is recognised or not. From the replies so far I would say not.

The property is (price includes garage):

http://www.homegate.ch/rent/10354198...ault&l=default

Just to let you know:

the apartment is not attractive to me as much of the flat has low ceilings, and it might become very hot in the summer.

I appreciate the feedback.

It's not too hot in the summer, and there's enough windows and the balcony doors to open if required.

So in your opinion the price is OK though? Am I just being impatient waiting for a new tenant?

I actually like the beams and slanted ceilings - gives it character. The price seems a bit high to me but I reckon you are paying for the view.

Do you have another photo of the view that shows it off a little better - maybe one taken at a different time of day, or on a less hazy day? With the sun glaring off the side of that big pinkish building downhill of you, my eye was immediately drawn to that instead of to the lake.

I don't think the rent is too high but I believe you should state thze number on Zugerstrasse, given that the street is very long and crosses half the town of Horgen. I grew up in Horgen and I would only be interested in such a flat if it was near the town center. From the map I gather it's probably near Waldegg which is not the best part of the town but not everyone is of the same opinion. I would maybe add a few picture, also maybe of the washing maschine as not every flat has got a washing machine (as we all know). Another silly question is: did the people speak English or German that came to visit? For some it might be difficult to talk to you. I am not sure I just would like to give you some input as to why this apartment is still vacant. Also have you talked to the Verwaltung / Vermieterin? I mean can people move in before July? Do you know if anyone has been in contact with the Verwaltung? Good luck with the move and, btw, I like the apartment!

Yeah I did wonder abot putting the house number on there. It's less than one minute to the Waidli bus stop, so you can be at the town centre in minutes if you get the bus, and even then it takes me about 12 mins to walk to the station.

Everyone who came could speak English, aber ich kann ein bisschen Deutsch sprechen!

We talk to the Vermieterin (landlady?) regularly and get on well with her, and she is happy to get someone else in if we can find someone. By Verwaltung do you mean the landlady too?

Thanks for the tips. I will definitely look to improve the photographs and follow up on the other suggestions too.

At this point it does not matter whether the price is ok or not. That's usually something to talk about when getting a new apartment.

I think it looks very nice- great view and not overlooked + all windows and balcony could stay open at night to allow flow of air.

What drivel....

Jack, I don't think the place is overly expensive TBH, and I think the place looks really nice, and the combed ceilings and beams add character rather than some of the bland boxes on offer. Maybe you are just advertising at a bad time, so I would take the feedback on board about some of the pic's, and really cram as many as you can on, and big up the commute times etc.

There is a thread on property rent and getting a reduction on here, sorry but I don't have time to search for it, but the MV do have a calculator where you can enter your data and it would calculate the any potential reduction. Maybe that's what your friend is talking about, the relationsship between the reference rate and rental costs, not sure how that would help you though, but here is the link:
http://www.mieterverband.ch/zh_mb_mi...senkung.0.html

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How do you know if a Frenchman has been in your garden.... your rubbish is gone, your dog is pregnant.... but at least your cabbages are pest free

One other thing Jack, you advertise the rent as Fr 2'400 net.

So how much extra are the utilities?

If ALL the utilities are included in the CHF 2'400 you should emphasise that, as that can easily add 250 per month to the rent.

Good point on utilities Itty'. Jack you haven't mentioned NBK is or if that is included.

Excellent point. I have mentioned already that the garage is included, and in fact we only pay for the electricity that we use (and SwissCom naturally). Water and heating is covered in the rent.

I'm tempted to rephrase the price to 2250 and say garage available for 150, and mention the utility situation.