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Old 03.03.2017, 17:11
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Advice about renting (my property) with the help of Agent or go at it alone?

Hello

I am about to put my house up for rent (after all the renovations get completed!) I wanted to look for tips. I am not in Geneva (where the house is) so I guess it makes more sense to go with an Agent. But I was also wondering how hard it was to do it myself if I found interest, (I know some people who are interested). It's a house in the village (near the CERN). To do it myself, I would need to find a lawyer to write up the contract? To know all the legalities of it...tenants rights/obligations....Landlord rights/obligations? I have looked into this quite a few years ago, just wanted to refresh my ideas and try and make the best decision. I know there are some landlord association groups which I have looked into and also will when I am there next week.

Many thanks
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Old 03.03.2017, 17:19
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

Oh also! To a company that rent put places for new employees that come from abroad? Perhaps at the CERN etc. Although I am renting it unfurnished.
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Old 03.03.2017, 17:24
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

It's very doable without agents. Just post an ad on homegate, do the viewings, check references, sign the contract and hand the keys. Don't forget to document the state of apartment and get the tenant to sign a protocol about that.

No need for any lawyers either. Law doesn't prescribe any specific form of rental contract. It can consist of just one sentence with the most important stuff: who rents what from whom, from when, and at what price. Lots of details are regulated by the law anyway. But using HEV's contract template wouldn't hurt at all.

If you live far away, like on another continent, and can't easily reach the house if something happens, you probably would need an agency indeed. For example, tenants have a right to move out whenever they want if they can find a replacement, and this right can't be lifted off in a contract. So potentially your presence may be required on a short notice any time
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Old 03.03.2017, 17:27
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

Try Immocompta. He speaks English.
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Old 03.03.2017, 17:45
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

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It's very doable without agents. Just post an ad on homegate, do the viewings, check references, sign the contract and hand the keys. Don't forget to document the state of apartment and get the tenant to sign a protocol about that.

No need for any lawyers either. Law doesn't prescribe any specific form of rental contract. It can consist of just one sentence with the most important stuff: who rents what from whom, from when, and at what price. Lots of details are regulated by the law anyway. But using HEV's contract template wouldn't hurt at all.

If you live far away, like on another continent, and can't easily reach the house if something happens, you probably would need an agency indeed. For example, tenants have a right to move out whenever they want if they can find a replacement, and this right can't be lifted off in a contract


Thanks a lot for the reply. I assumed it was a bit more complicated in Geneva, with a lot of bureaucracy ! But that's good to know! I am living in the UK at the moment, so I am not close by. I will look and see what agents say! And then see what my best option is.

**
I found this list of Regies (I have spoken to a couple of them in the past) wondering if anyone has some positive reviews of dealing with any of these or equally bad reviews!

http://www.les-regies-a-geneve.ch

Thanks!
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Old 03.03.2017, 18:18
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

First, become a member of the Chambre Genevoise Immobilière.
This are the antagonist of the ASLOCA, which we would recommend to any tenant
Both of them have some useful publications regarding renting and letting.
https://www.cgiconseils.ch/baux
http://www.asloca.ch/Publications

Some points for thought:
If you are that far away. What will you do when something brakes and you need to fix it? Do you know all the craftsman?
Who will maintain the garden? Tenant or is it a gardener?
Do you know how to draft and calculate an auxiliary bill?
Do you know what you can charge and how much, specially what you can put in the auxiliary bill and what you must recover/finance by the rent?
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Old 03.03.2017, 21:24
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

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First, become a member of the Chambre Genevoise Immobilière.
This are the antagonist of the ASLOCA, which we would recommend to any tenant
Both of them have some useful publications regarding renting and letting.
https://www.cgiconseils.ch/baux
http://www.asloca.ch/Publications


Some points for thought:
If you are that far away. What will you do when something brakes and you need to fix it? Do you know all the craftsman?
Who will maintain the garden? Tenant or is it a gardener?
Do you know how to draft and calculate an auxiliary bill?
Do you know what you can charge and how much, specially what you can put in the auxiliary bill and what you must recover/finance by the rent?




Thanks for the information,

There is no garden so that's a bonus I do know roughly how much I should rent it for and I know how much I pay for the mazout for the year, but probably I wouldn't know how to draft a bill no. Water I pay as a landlord. And I suppose electricity bill will go straight to them. I know some local workers , electrican/plumber etc.

I think agent might suit me better but I was wondering if I could do it another way.


I will look into CGI again, I was a member a while back but I didn't have that maybe questions back then maybe more suitable now
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Old 03.03.2017, 21:48
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

We rented our house out. My husband got the CGI membership and had to go get a paper (!) contract and amend it on paper. Took a few viewings to rent it out. Then when something breaks, we just send a craftsman over and we don't go ourselves. An agency also put ads up for our house but they were no other help and certainly didn't find tenants for us.

In your shoes, I'd do it myself, no agency. What do you see as the agent's advantages? What can he do for you? And at what cost?

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Thanks for the information,

There is no garden so that's a bonus I do know roughly how much I should rent it for and I know how much I pay for the mazout for the year, but probably I wouldn't know how to draft a bill no. Water I pay as a landlord. And I suppose electricity bill will go straight to them. I know some local workers , electrican/plumber etc.

I think agent might suit me better but I was wondering if I could do it another way.


I will look into CGI again, I was a member a while back but I didn't have that maybe questions back then maybe more suitable now
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Old 03.03.2017, 23:17
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

All depends on how much time you wish to devote to this occupation and if you feel you have a sufficient network of people to come and fix problems as and when they arise.

Quite frankly from what i can remember of your previous posts, i would look at appointing an agent to handle it for you, it's far less stressful
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Old 04.03.2017, 08:58
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

With you living in London, it becomes the classic scam: "just pay the money into the account, and I can post you the keys" ...
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Old 04.03.2017, 23:52
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

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We rented our house out. My husband got the CGI membership and had to go get a paper (!) contract and amend it on paper. Took a few viewings to rent it out. Then when something breaks, we just send a craftsman over and we don't go ourselves. An agency also put ads up for our house but they were no other help and certainly didn't find tenants for us.

In your shoes, I'd do it myself, no agency. What do you see as the agent's advantages? What can he do for you? And at what cost?
Thanks for the reply. I'm not too sure, I guess with an agent I would assume he would do things that were necessary that I might not know about, I know swiss has strict laws protecting tenant rights (not like the UK!) so I wouldn't want to get in a situation where the tenant has more rights in my place then myself. Not sure if that makes sense but at the beginning I spoke to some lawyers which made it seem like landlords really needed to be careful or they would not have much say over things.

I know a rough estimate of how much to rent it for but I guess an agent would be better at pricing then me. so that would also be an advantage

But I do know craftsmen in the area so I can send people if needed. I always take care of everything myself, so far (maybe not always in the best way : re toilet leak!!)

I guess I would prefer no agent (in terms of fees) but if it's too complicated then I would rather been at ease.
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Old 04.03.2017, 23:57
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

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All depends on how much time you wish to devote to this occupation and if you feel you have a sufficient network of people to come and fix problems as and when they arise.

Quite frankly from what i can remember of your previous posts, i would look at appointing an agent to handle it for you, it's far less stressful
true, well, i (and siblings) inherited this house with a huge mortgage. and there are tenants in one half of it that i am not allowed to ask to leave (even upon selling unless I sell at a substantially lower price), without at least 5 years notice. so.....i don't have much option but devote time to it! as the mortgage needs to be paid! I have been dealing with the tenants side up until now and sorting out all their problems. Minus the toilet leak in the empty side, which I thought was not harmful, I took care of what was needed, in terms of calling craftsman, electricians, filling the mazout for the tenants side.

i have to pay the mortgage, and my income in the uk barely covers what i need here to live, so i do need to think of the best way (agent fees or not) to manage this thing!
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Old 05.03.2017, 03:48
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

I rent a couple of apartments in Lugano and have no problem to manage them without any agents. Standard contracts can be purchased easily.

The key is to find good tenants who will stay there for long time, pay on time and won't give you problems. Then, it's very easy

Normally when something small breaks I handle the repairs and pay myself. Small amounts of money are not worth wasting time arguing with the tenant.

You can also pay a visit like once per year (the laws allow that) to make sure the apartment is being maintained properly.

Make sure the tenant will show the certificate that he or she has no outstanding debts. Also do not forbide cats. Cats are nice
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Old 05.03.2017, 04:19
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

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I rent a couple of apartments in Lugano and have no problem to manage them without any agents. Standard contracts can be purchased easily.
Pay for a contract? What a scam

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Normally when something small breaks I handle the repairs and pay myself. Small amounts of money are not worth wasting time arguing with the tenant.
Just tell him to fix it himself. Small repairs are tenant's responsibility by law

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The key is to find good tenants who will stay there for long time
Long time isn't necessarily a plus, it also comes with a reduced possibility to adjust the rent to rising market prices.
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Old 05.03.2017, 12:54
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

Scam ? I don't think you know what you are talking about....
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Old 05.03.2017, 16:59
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

Having some experience in this field I would say you do not need an agent. You can handle contracts and the formal stuff yourself. Finding the right tenant will be the most difficult but an agent will not be of too much help here.

Try to find assistance for handling maintenance and repairs. That will save you some headaches. For example one of the craftsmen that are doing the renovation.
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Old 05.03.2017, 17:24
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

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Having some experience in this field I would say you do not need an agent. You can handle contracts and the formal stuff yourself. Finding the right tenant will be the most difficult but an agent will not be of too much help here.

Try to find assistance for handling maintenance and repairs. That will save you some headaches. For example one of the craftsmen that are doing the renovation.
Fully agree but with the proviso that you need to live in the same country, have a strong network of local tradesmen you can trust implying fluency in the local language.
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Old 06.03.2017, 10:14
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

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Having some experience in this field I would say you do not need an agent. You can handle contracts and the formal stuff yourself. Finding the right tenant will be the most difficult but an agent will not be of too much help here.

Try to find assistance for handling maintenance and repairs. That will save you some headaches. For example one of the craftsmen that are doing the renovation.

thanks for your reply, my question is : I know a rough estimate of how much the price should be to rent out, but is there an official way to find out without going through an agent? the house is in a small village, so it's hard to compare with others, as a lot of people own their house here, or the houses are quite different from mine, some have gardens, etc.

thanks!
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Old 06.03.2017, 20:26
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Re: Advice about renting (my property) with the help of Agent or go at it alone?

I don't think there is an "official" way to estimate the correct rent price.
If you don't want to go through an agent, try to assess a baseline using the main web portals.

Or, if you dare, allow the collective knowledge of this forum to give you an opinion. Post the main data and some pictures, I'm pretty sure you will get a good estimate in no time.
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