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Old 12.11.2012, 10:38
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Nebenkosten for own flat

We think of buying an apartment and in one apartment we like it is 0.7% of the price. It will be a new building and with new energy standards (MINERGIE), so we expected it to be lower than 0.7% (in the bank they also thought it would be lower at least for the first years). The agency said that Verwaltung is very good and gave as an example N-Joy buildings in Affoltern, managed by the same agency, and they are all very happy he says. It also said that heating system will not belong to us but to EKZ. What does it mean for us? Let's say if in 30 years the whole heating is broken, our NK will cover all service or not?

In general, what is a typically included in NK and what we should be carefull about?

p.s. of course we will ask the agency all details, but want to know what other details to ask about NK

Last edited by Ekaterina; 12.11.2012 at 10:39. Reason: details
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Old 12.11.2012, 11:30
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Re: Nebenkosten for own flat

I think you're getting confused between Nebenkosten and Erneuerungsfonds. Nebenkosten is a monthly or bi-annual charge covering e.g. the cost of the Verwaltung, insurance premiums for communal areas, maintenance for communal areas, lawnmowing etc. The Erneuerunsfonds (sinking fund) is a payment into a communal account intended to (help) pay for major renovations in the future. Your contribution to the Erneuerungsfonds is normally included as part of the Nebenkosten. As to will it cover broken heating in 20 years time, the answer is "it depends". It depends on how much the heating costs to replace, it depends how much is in the Erneuerungsfonds at the time the money is needed and it depends on whether the owners' meeting votes to use all or part of the Erneuerungsfonds to pay for it e.g. they may vote to pay only 50% of the cost with the Erneuerungsfonds and self-pay the remainder so as to leave some money left in the sinking fund for the future (the Verwaltung will propose a budget anyway)
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Old 12.11.2012, 11:31
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Re: Nebenkosten for own flat

As you own the flat, you will have to pay for all repairs to be building over time, New roof, New Windows, New heating. New buildings depreciate by at least 1%, over time that will cover the repair costs.
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Old 12.11.2012, 12:11
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Re: Nebenkosten for own flat

About the heating: it's called Energy-contracting.
It means there is a long-term contract (usually some kind of leasing) between all the flat-owners and EKZ. EKZ installs the heating (usually done for geo-thermal sources, due to the high initial costs of drilling etc.). Saves you upfront costs, at the price of a higher monthly rate.
Usually, on request they will send you the fine-print of the contract and what it costs per month, the risks etc.
But in 30 years, you will need a new heating anyway, don't you think?
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Old 12.11.2012, 12:27
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Re: Nebenkosten for own flat

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But in 30 years, you will need a new heating anyway, don't you think?
I don't know, really, it probably also depends on how long is the contract with EKZ. If it has to be changed, then it would be paid from Erneuerungsfonds, right? And my contribution to this fund is a part of NK I would be paying?
Anyway, as I understand everyone who is living in the house would have to vote for that kind of reparation and what part would be paid from the fund.
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Old 12.11.2012, 12:46
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Re: Nebenkosten for own flat

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I don't know, really, it probably also depends on how long is the contract with EKZ.

20 or 30 years.
The people selling you this can tell you everything about it.
They usually don't, unless you ask.
But after 30 years, it doesn't magically stop working.
They just hand it over to you (the owners) and then you can bargain for a renewed contract or not.

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If it has to be changed, then it would be paid from Erneuerungsfonds, right?
Not necessarily.
The "Eigentümerversammlung" would decide that.

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And my contribution to this fund is a part of NK I would be paying?
Depends.
I always thought the Erneuerungsfond was an additional expense, on top of NK.

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Anyway, as I understand everyone who is living in the house would have to vote for that kind of reparation and what part would be paid from the fund.
That's pretty much what is going to happen, if I'm not mistaken.
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Old 12.11.2012, 12:49
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Re: Nebenkosten for own flat

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Depends.
I always thought the Erneuerungsfond was an additional expense, on top of NK.
That is according to eng_ch:
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Your contribution to the Erneuerungsfonds is normally included as part of the Nebenkosten.

Last edited by Ekaterina; 12.11.2012 at 12:50. Reason: link
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Old 12.11.2012, 13:12
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Re: Nebenkosten for own flat

Meaning that you'll probably pay them at the same time.
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