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  #181  
Old 07.04.2014, 15:56
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Re: interest rate reduction = possible rent reduction

Thanks, Homer. Ardneham's thread merged.
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  #182  
Old 21.08.2014, 13:36
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Re: interest rate reduction = possible rent reduction

I am trying this, having been promted by this article, which gives a very good clear explanation in English of how to do it and whether you are elligible.
I know it is is explained in the thread already but perhaps this is clearer and simpler.
Basically if your rental contract says that the reference intereste rate "Referenzzinssatz/hypethekaryinssatz" or "Taux de référence" is higher than 2% (it dropped from 2.25 to 2.00 in Sept 2013), you should try get a reduction.

You can get a calculation of the potential saving on Comparis

And a template later to send (DE, FR IT) also on Comparis, just chnage language at top right corner as necessary. Witht he template you just add ryour name and address, the estate agent/ landlords name and address, reference rate written on your contract and the current reference rate (currently 2.0%).

eg for me my contract say 2.25%. With a net rent of 1310 (does not include Nebenkosten) I will theoretically save almost 40 CHF per month, almost 500 per year.

I will post again on whether I am successful or not.
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  #183  
Old 03.09.2014, 14:46
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Re: interest rate reduction = possible rent reduction

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I am trying this, having been promted by this article, which gives a very good clear explanation in English of how to do it and whether you are elligible.
I know it is is explained in the thread already but perhaps this is clearer and simpler.
Basically if your rental contract says that the reference intereste rate "Referenzzinssatz/hypethekaryinssatz" or "Taux de référence" is higher than 2% (it dropped from 2.25 to 2.00 in Sept 2013), you should try get a reduction.

You can get a calculation of the potential saving on Comparis

And a template later to send (DE, FR IT) also on Comparis, just chnage language at top right corner as necessary. Witht he template you just add ryour name and address, the estate agent/ landlords name and address, reference rate written on your contract and the current reference rate (currently 2.0%).

eg for me my contract say 2.25%. With a net rent of 1310 (does not include Nebenkosten) I will theoretically save almost 40 CHF per month, almost 500 per year.

I will post again on whether I am successful or not.
Got the letter back today, it was successful! Got a 25CHF reduction. It was (38.10 for the change in reference rate, but then added 13.10 for some reason (Increase in costs or inflation - not sure I have not translated it).

It takes a couple of months to kick in.

Last edited by JoMiFa; 03.09.2014 at 14:51. Reason: typos
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  #184  
Old 08.09.2014, 17:04
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Re: interest rate reduction = possible rent reduction

My story - rent reduction drama:

I asked for a rent reduction due to the interest rate reduction. In my case in the rental contract it was 3.5% - now it is at 2%. When I first asked they said no - flat out - saying due to what it costs in the area there is not a chance. I then went to the "Schlichtungsbehörde" (this is a mandatory step before actually going to court - it is a type of "official mediation" with representatives from the renters and the house owners association.

They offered me to raise my "Nebenkosten" (costs besides the rent) because apparently my flat is too cheap and because the replaced a 30! year old lift. Well I said no - the president of the mediation through a fit because apparently everybody else in my building accepted these conditions.

So after having asked for two deadline prolongations (the procedure started in April this year) the opposing lawyer offered a similarly bad deal - which would only benefit my landlord as by raising the costs during this procedure they can avoid using the official form. Again I have said no - they did not take even take into account my fees or the interest since April first - so I am not backing down. Now I am waiting for a court date to be set - I am looking forward to seeing their numbers - that is what I am thinking they are desperate to avoid.

Will keep you posted!
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  #185  
Old 30.10.2014, 10:06
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Interest rate based rent reduction...???

We've been playing around with the idea of finding a new place. However, in our search we've discovered that there is a very narrow range of places we actually like. As such...we are discovering that we really did choose well a few years ago and are ok with staying in our current flat.

Now...all that being said...our search for a new place began because we see that there are similar places to ours available at a seemingly better value. We've heard stories about requesting a reduction in rent because of interest rate changes. As a slight reduction would indeed increase the value of our current flat...how does one know if you should even bother to ask?

We've been in this flat for 2.5 years and the only thing that changes is the annual nebenkosten overage (which is a load of dung). The company has taken measures to reduce this annual overage...but can we request a interest rate based reduction? What is the best way to approach this?

Thank you in advance for any advice and guidance!
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  #186  
Old 30.10.2014, 10:18
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Re: Interest rate based rent reduction...???

All required info here
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  #187  
Old 30.10.2014, 10:20
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Re: Interest rate based rent reduction...???

Normally interest rate based rent reduction kicks in when you contract mention of a interest rate. Do your contract mention it? If yes then check this link whether it is worth asking for a reduction or not.

http://www.mieterverband.ch/2637.0.html

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We've been playing around with the idea of finding a new place. However, in our search we've discovered that there is a very narrow range of places we actually like. As such...we are discovering that we really did choose well a few years ago and are ok with staying in our current flat.

Now...all that being said...our search for a new place began because we see that there are similar places to ours available at a seemingly better value. We've heard stories about requesting a reduction in rent because of interest rate changes. As a slight reduction would indeed increase the value of our current flat...how does one know if you should even bother to ask?

We've been in this flat for 2.5 years and the only thing that changes is the annual nebenkosten overage (which is a load of dung). The company has taken measures to reduce this annual overage...but can we request a interest rate based reduction? What is the best way to approach this?

Thank you in advance for any advice and guidance!

Last edited by simple_person; 30.10.2014 at 10:36.
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  #188  
Old 30.10.2014, 10:22
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Re: Interest rate based rent reduction...???

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All required info here
A million thanks!

And I apologize for not searching first...bad forum member!
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  #189  
Old 30.10.2014, 10:32
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Re: Rent reduction / interest rate reduction

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Here's a long running thread on this topic - http://www.englishforum.ch/housing-g...reduction.html

Hope that helps.

In case anyone is searching for info. I have made a post in the above mentioned thread, which has exact simple instructions in english how to get the rent reduction.
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  #190  
Old 30.10.2014, 19:35
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Re: Rent reduction / interest rate reduction

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In case anyone is searching for info. I have made a post in the above mentioned thread, which has exact simple instructions in english how to get the rent reduction.
Thanks, JoMiFa - I have merged the threads together to keep the info in one place.
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  #191  
Old 30.10.2014, 19:47
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Re: Rent reduction / interest rate reduction

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In case anyone is searching for info. I have made a post in the above mentioned thread, which has exact simple instructions in english how to APPLY for the rent reduction.
You can only apply, no guarantees you'll get it though !
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  #192  
Old 16.01.2015, 12:45
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Re: interest rate reduction = possible rent reduction

Which interest rate has to reduce for a rent reduction to be applicable? Some kind of interest rate was reduced yesterday I believe.
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  #193  
Old 16.01.2015, 12:59
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Re: interest rate reduction = possible rent reduction

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Which interest rate has to reduce for a rent reduction to be applicable? Some kind of interest rate was reduced yesterday I believe.
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Basically if your rental contract says that the reference intereste rate "Referenzzinssatz/hypethekaryinssatz" or "Taux de référence" is higher than 2% (it dropped from 2.25 to 2.00 in Sept 2013), you should try get a reduction.
"Referenzzinssatz or hypothekarzinssatz" or "Taux de référence"
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  #194  
Old 16.01.2015, 13:03
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Re: interest rate reduction = possible rent reduction

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...edited... again I have said no - they did not take even take into account my fees or the interest since April first - so I am not backing down. Now I am waiting for a court date to be set - I am looking forward to seeing their numbers - that is what I am thinking they are desperate to avoid.
I hope you are legally insured! Why can't you accept the arbitration decision? Your possible gains will be small against the possible court costs if you lose!
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  #195  
Old 20.01.2015, 20:58
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Re: interest rate reduction = possible rent reduction

Do you know if new tenants can ask for it too?

I'm leaving Switzerland in 2 weeks, but I was thinking of suggesting the new tenants-
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  #196  
Old 20.01.2015, 21:13
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Re: interest rate reduction = possible rent reduction

The landlord sets the rent for new tenants, and the contract will mention the interest rate at the time the contract was drawn up. So ... no.
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  #197  
Old 22.01.2015, 15:54
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Re: interest rate reduction = possible rent reduction

I thought I would share my case study:

I decided to ask for a rent reduction. My contract with the agency has 3% interest rate (current one is 2%), but I didn't hope for a success, since the contract also specifies a high "Mietzinsreserve". Still, I wanted to see what happens in order to understand better how things work here.

I asked by the end of December and received a reply, which is linked at the bottom, but the gist is: my rent was "adjusted" -80 CHF due to interest rate drop and +80CHF due to cost increases and Mietzinsreserve.

As I said, I have no intention of contesting it but I am still curious about a couple of things, in case someone has direct experience or reliable knowledge:

1) Actually, it seems they made a mistake by adjusting only from 2.5% and costs from March 2012. The contract states 3% and was signed in 2010. I am sure this is the first time I ask and I explicitly stated 3% in my request. Anyway, even if they start with 3%, there is still enough reserve to deny the reduction.

But, can it bite me later if I don't point it out to them now? Or maybe there is some quirk in the law and they are correct to calculate only since 2012?

2) Is there a chance I am being scammed? Can this reserve be used arbitrarily or do they need to prove some kind of their costs increased? If they can use it at will, what prevents the agencies from putting a very high reserve into all their contracts?

3) I also have a paranoid suspicion that, since they already "adjusted" my rent to 2%, once the reference rate increases to, say, 2.25%, they might increase my rent then. Would that be legal? That would make me weep dearly... If it is the case, can I somehow avoid it by acting now (contesting, asking the agency, etc.)?

http://snag.gy/pSjQH.jpg
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  #198  
Old 04.02.2015, 16:06
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Re: Rent reduction- Mortgage rate change

Reviving an old thread:

I am about to ask for a rent reduction but I am unsure as to how to go about getting the mortgage rate

Googling the "current mortgage rate" will give me bank rates that range over a couple of percentages based on loan terms, etc.

How does one get a solid number to list? What is the current rate now?
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Old 04.02.2015, 16:17
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Re: Rent reduction- Mortgage rate change

The answer might be in this mammoth thread on the topic:

edited: link removed as 3Wishes cleverly merged the thread I was in, to the one I linked to, and I don't want to be responsible for you all going round and round in circles until you die.

Damn, actually, that would have been a laugh.

Last edited by adrianlondon; 04.02.2015 at 16:34.
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  #200  
Old 21.04.2015, 15:07
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Re: Rent reduction- Mortgage rate change

I'm not sure if this is the right place, but need to ask about the interest rate.

I'm about to sign the lease for a new renting contract. In the contract, the interest rate is written 2.25%, taken from Nov. 2012 (specifically mentioned in the contract). Is this possible? or does the landlady need to write the current one? (which is 2.0%).

My guess would be that she took an older interest rate to be able to keep the same rent for the flat. I've already sent her an e-mail to ask about this, but maybe someone here had a similar situation.

I'm not looking to reduce the rent price, just want to be fully aware of what I sign. Yes, I know I should have joined the Mierterverband, but it's a bit late for that now. So, would appreciate any insights! Thanks!
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