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Old 28.02.2020, 17:05
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Nebenkosten [incidental rental costs] breakdown and comparison

Hello,

I've surfed through multiple NK-threads but I am still a bit puzzled about my case:

I am comparing two rental contracts for the NK-breakdown:

Contract 1 states:
Quote:
Nettomietzins CHF 1'740
Allgemeine nebenkosten Akonto CHF 180

In den Nebenkosten werden abgerechnet:
Heizkosten, Warmwasseraufbereitungskosten, Rückstellung Boilerentkalkung, Wasser-/Abwasserkosten, hauswartung, Treppenhausreinigung, garten- und Umgebungspflege, Winterdienst, Allgemeinstrom, Lift, Benutzungsgebühr Kabelnetz/Antennengebühren, abwassergebühren, Kehrichtgebühr, verwaltungskosten für die Erstellung der heiz- und Nebenkostenabrechnung.
Contract 2 states it differently:

Quote:
Nettomietzins CHF 1'500
Heiz-/NK-Akonto CHF 200

Im Nettomietzins nicht inbegriffen und vom mieter separat nach dem tatsächlichen Aufwand zu bezahlen sind sämtliche und nebenkosten, nämlich:
  • Heizungskosten (gem. VMWG)
  • Warmwasseraufbereitung (nur bei Zentralversorgung)
  • Wasser inkl. Aufbereitung, Abwasser, Meteorwasser, Kanalisation
  • Kehricht-/Grüngutabfuhrgebühr
  • Strom allgemein
  • Radio-, fernseh,- Kabelanschlussgebühren inkl. Urheberrechte
  • hauswartung (inkl. Treppenhausreinigung and Schneeräumung)
  • Gartenunterhalt
  • Service Waschküchengeräte (Waschmaschine/Tröcknerapparat)
  • Service Geschirrspüler
  • sicherheit (Brandmeldeanlagen, Feuerlöschposten, Sicherheitskontrollen, Alarmempfang- und -bereitschaft) + Service Feuerlöscher
  • Rückstellungen für Boilerentkalkung und Tankrevision
  • Honorar für die Erstellung der Heiz- und Betriebskostenabrechnung
Do I understand it correctly that in the Contract 1 every listed NK is included into CHF 180 and is then the actually incurred NK are divided between all tenants so that one either can get an extra bill or get reimbursed, while for Contract 2 everything listed as NK has to be paid by each tenant as per their actual usage of the listed items? If so, I am confused with how e.g. Gartenunterhalt, Kanalisation, Strom allgemein, etc can be precisely calculated for each tenant?

If simplified, does the contract 2 have a higher potential to be more expensive for a tenant? The apartments in question are similar in size and are in similar buildings.

Last edited by shadysand; 28.02.2020 at 17:09. Reason: rewording the question
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Old 28.02.2020, 19:17
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Re: Nebenkosten breakdown and comparison

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Hello,

I've surfed through multiple NK-threads but I am still a bit puzzled about my case:

I am comparing two rental contracts for the NK-breakdown:

Contract 1 states:


Contract 2 states it differently:



Do I understand it correctly that in the Contract 1 every listed NK is included into CHF 180 and is then the actually incurred NK are divided between all tenants so that one either can get an extra bill or get reimbursed, while for Contract 2 everything listed as NK has to be paid by each tenant as per their actual usage of the listed items? If so, I am confused with how e.g. Gartenunterhalt, Kanalisation, Strom allgemein, etc can be precisely calculated for each tenant?

If simplified, does the contract 2 have a higher potential to be more expensive for a tenant? The apartments in question are similar in size and are in similar buildings.
I have no idea what those things are because you didn’t post the translation.

However if there are charges that can not be metered individually then the costs are broken down in ‘parts’. The number of ‘parts’ you have is related to the size of your apartment.

So a 147m2 apartment will have for example 147 parts and a 35m2 apartment will have 35 parts.

The bill will be divided by total parts of the building(s) (I this case 182 parts)
and times the number of parts you own.
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Old 28.02.2020, 23:10
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Re: Nebenkosten breakdown and comparison

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Hello,
Do I understand it correctly that in the Contract 1 every listed NK is included into CHF 180 and is then the actually incurred NK are divided between all tenants so that one either can get an extra bill or get reimbursed, while for Contract 2 everything listed as NK has to be paid by each tenant as per their actual usage of the listed items? If so, I am confused with how e.g. Gartenunterhalt, Kanalisation, Strom allgemein, etc can be precisely calculated for each tenant?

Both contracts say the very same in end effect. You will pay the NK as per "Akonto", meaning an expected monthly amount, and usually once a year the real calculation on metered and unmetered "consume" is done and there will be a cashback or additional cost depending on the consumption.

It's just formulated differently, but the meaning is the same.
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Old 28.02.2020, 23:31
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Re: Nebenkosten breakdown and comparison

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Contract 1 states:
Quote:
Net rent CHF 1'740
General ancillary costs on account CHF 180

In the service charges are settled:
Heating costs, hot water preparation costs, resetting of boiler decalcification, water/waste water costs, house maintenance, stairwell cleaning, garden and surrounding area maintenance, winter service, general electricity, lift, cable network/antenna fees, waste water fees, garbage fees, administrative costs for the preparation of the heating and ancillary cost statement.

Contract 2 states it differently:
Quote:
Net rent CHF 1'500
Heating/NK account CHF 200

Not included in the net rent and to be paid separately by the tenant according to the actual expenditure are all and additional costs, namely

heating costs (according to VMWG)
Hot water preparation (only for central supply)
Water incl. treatment, wastewater, meteoric water, sewerage
Refuse/green waste disposal fee
Electricity in general
Radio, television, cable connection fees including copyrights
house maintenance (incl. stairwell cleaning and snow removal)
Garden maintenance
Service laundry equipment (washing machine/dryer)
Service dishwasher
security (fire alarm systems, fire fighting posts, security controls, alarm reception and readiness) + service fire extinguishers
Provisions for boiler decalcification and tank revision
Fee for the preparation of the heating and operating cost account
Translations from Deepl included. Please include translations with walls of non-English text.
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Old 29.02.2020, 01:19
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Re: Nebenkosten breakdown and comparison

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Both contracts say the very same in end effect. You will pay the NK as per "Akonto", meaning an expected monthly amount, and usually once a year the real calculation on metered and unmetered "consume" is done and there will be a cashback or additional cost depending on the consumption.

It's just formulated differently, but the meaning is the same.
OK, thanks. I just got confused with the phrase "In den Nebenkosten werden abgerechnet" from the Contract 1, which I thought means that those CHF 180 shall cover all the listed costs and I won't be expected to pay extra, unlike in the Contract 2, as I thought.

If they say the same, I am happy.

Quote:
Translations from Deepl included. Please include translations with walls of non-English text.
Sorry for not providing the English translation. The original German wording is exactly the reason for my question.
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