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-   -   Rent reduction for no hot water+heating (https://www.englishforum.ch/housing-general/280289-rent-reduction-no-hot-water-heating.html)

gbn 20.02.2018 11:45

Rent reduction for no hot water+heating
 
I've already involved the Mietverband and have an offer of rent reduction from the management. Letters were exchanged and the correct forms observed.

What I'd like is 2nd opinion because the "Gerichtsentscheide" (and other posts on EF) don't give guidance on interpret the "you can get x%" off.

We had a lack of hot water and heating for at least 10 days over a 7 week period in November+December: they've offered half of one month's rent as compensation.

This is 15 days rent back for 10 days affected.
How do I interpret this compared to (for example) "15% reduction in rent for the affected period"

newtoswitz 20.02.2018 11:51

Re: Rent reduction for no hot water+heating
 
Quote:

Originally Posted by gbn (Post 2912451)
I've already involved the Mietverband and have an offer of rent reduction from the management. Letters were exchanged and the correct forms observed.

What I'd like is 2nd opinion because the "Gerichtsentscheide" (and other posts on EF) don't give guidance on interpret the "you can get x%" off.

We had a lack of hot water and heating for at least 10 days over a 7 week period in November+December: they've offered half of one month's rent as compensation.

This is 15 days rent back for 10 days affected.
How do I interpret this compared to (for example) "15% reduction in rent for the affected period"

So you're getting 150% reduction for the affected days - TBH sounds pretty good to me, unless there was other significant hardship like you had to move out.

If you had actual additional heating costs that you can demonstrate, maybe you could try adding those on while still accepting the compensation part.

newtoswitz 20.02.2018 11:53

Re: Rent reduction for no hot water+heating
 
It's got me thinking about our (owned) place - I may try telling my daughter the hot water is broken, would save me a fortune in heating costs for the shower!

Chemmie 20.02.2018 12:16

Re: Rent reduction for no hot water+heating
 
Awww crap, we had this issue should have done the same.


Oh a side note (slight thread hijack), we realized that we don't have control over the floor heating in one of our rooms. Is this something we can go after, or it is one of those: It is what it is.

gbn 20.02.2018 12:18

Re: Rent reduction for no hot water+heating
 
Quote:

Originally Posted by newtoswitz (Post 2912455)
So you're getting 150% reduction for the affected days - TBH sounds pretty good to me, unless there was other significant hardship like you had to move out.

If you had actual additional heating costs that you can demonstrate, maybe you could try adding those on while still accepting the compensation part.

Thanks.

When I started thinking I came to this conclusion too, just seemed wrong.

Still cheap bar stewards though for the level of douchbaggery from them.
That's not compensated though unfortunately.

newtoswitz 20.02.2018 12:58

Re: Rent reduction for no hot water+heating
 
Was this planned work, or random outages?

You could probably make an argument that random outages have an impact beyond the actual time impacted, since you can't plan to take a shower at a different time or avoid having people round for dinner when you have no heating.

But unless you can demonstrate actual harm, in most cases you're limited to getting back the value of what was not delivered. They could have argued that the heating is only a small part of the actual service, and given you less than the daily rate, as others have suggested.

Most of the forum posts about letting agents and landlords are much more about never getting things back even when you are totally entitled to them - this seems a pretty OK result relative to the norm.

newtoswitz 20.02.2018 13:29

Re: Rent reduction for no hot water+heating
 
Quote:

Originally Posted by Chemmie (Post 2912469)
Awww crap, we had this issue should have done the same.


Oh a side note (slight thread hijack), we realized that we don't have control over the floor heating in one of our rooms. Is this something we can go after, or it is one of those: It is what it is.

What do you mean by "don't have control"?

You can obviously ask to get it fixed; and I guess you could complain formally if they don't.

But it's hard to say what you could claim for - is the room unusably hot or cold, so you could claim a rent reduction?

I guess if it is unpleasantly but not unusably hot or cold you would have to give them time to fix it.

Also depends on what is a reasonable expectation - in an older property like mine, "control" is a very relative term since the thermostats are all physical ones sub-optimally located in the rooms (e.g. behind doors), and dependent to some degree on each other since there's only so much hot water that can be pumped down the main supply pipe.

Chemmie 20.02.2018 14:23

Re: Rent reduction for no hot water+heating
 
Quote:

Originally Posted by newtoswitz (Post 2912500)
What do you mean by "don't have control"?

You can obviously ask to get it fixed; and I guess you could complain formally if they don't.

But it's hard to say what you could claim for - is the room unusably hot or cold, so you could claim a rent reduction?

I guess if it is unpleasantly but not unusably hot or cold you would have to give them time to fix it.

Also depends on what is a reasonable expectation - in an older property like mine, "control" is a very relative term since the thermostats are all physical ones sub-optimally located in the rooms (e.g. behind doors), and dependent to some degree on each other since there's only so much hot water that can be pumped down the main supply pipe.

It's a relatively new build--5 years old or so (minergie). We have a thermostat for the living room, for one bathroom, and for the bedroom, the second bathroom has no control and the floor is always warm (the other rooms the floor is fairly cool when the heat is not on). It does have a washer/dyer in it, so I'm not sure if it was a design mistake, or they just always have it on as a 'drying room'.

newtoswitz 20.02.2018 14:38

Re: Rent reduction for no hot water+heating
 
Quote:

Originally Posted by Chemmie (Post 2912539)
It's a relatively new build--5 years old or so (minergie). We have a thermostat for the living room, for one bathroom, and for the bedroom, the second bathroom has no control and the floor is always warm (the other rooms the floor is fairly cool when the heat is not on). It does have a washer/dyer in it, so I'm not sure if it was a design mistake, or they just always have it on as a 'drying room'.

We had the same in our last flat - the bathrooms didn't have thermostats.

The manifold still had little individual taps for those circuits instead of the electric solenoids, so I could adjust the flow to get a moderate level of control.

Also we had electric heated towel rails, so setting the floor heating a little cooler allowed a. the rails to come on at all and b. the rails to manage the extra bit of heating required


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