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  #341  
Old 11.02.2018, 20:34
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Re: interest rate reduction = possible rent reduction [Referenzzinssatz]

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2.91% (=1-100/103) is the inverse of 3% increase that would apply if reference rate were raised by 25bp
98.1/91.1*40% = 0.43%, he can charge you even a little more than 0.41%

3% and 40% constants you can find in the quoted laws if you're not blind
Ivank, thanks for detailed reply!
BTW, previous CPI was 97.1 and not of 91.1, hence 98.1/97.1*40% = 0.40%
So they already charged 0.01% more

I read the laws once again, but unfortunately did not find the clause regarding 40% rule for CPI. Would you mind to provide QUOTE/UNQUOTE of exact paragraph?
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  #342  
Old 11.02.2018, 20:39
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Re: interest rate reduction = possible rent reduction [Referenzzinssatz]

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I read the laws once again, but unfortunately did not find the clause regarding 40% rule for CPI. Would you mind to provide QUOTE/UNQUOTE of exact paragraph?
"Zum Ausgleich der Teuerung auf dem risikotragenden Kapital im Sinne von Artikel 269a Buchstabe e OR darf der Mietzins um höchstens 40 Prozent der Steigerung des Landesindexes der Konsumentenpreise erhöht werden."

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Ivank, thanks for detailed reply!
BTW, previous CPI was 97.1 and not of 91.1, hence 98.1/97.1*40% = 0.40%
So they already charged 0.01% more
Actually sorry formula I posted was a bit wrong, one needs of course to substract 100% after dividing

In [1]: (98.1/97.1-1)*0.40*100
Out[1]: 0.4119464469618972

So 0.41% increase for inflation seems correct

There are tons of online calculators who'll perform these calculations for you, there's no need to do all of this by hand. Only thing to keep in mind when using them is that 0.5-1% pauschal increase for Kostensteigerung is subjective. HEV will of course tell you to jack it all the way up, MV will tell you it should be 0% in current economic climate, you can go to a court or Schlichtungsbehörde and get some other opinion. If landlord can produce some hard bills to back his number, those will prevail

Last edited by ivank; 11.02.2018 at 20:51.
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  #343  
Old 17.03.2019, 00:20
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Re: interest rate reduction = possible rent reduction [Referenzzinssatz]

Hi

Could you explain me the sentence below, please?
Under the Mietzins rate info there is: "Ein Absinken unter den Anfangsmietzins ist in jedem Fall ausgeschlossen."
Does it mean that I can not apply to lower down my Mietzins? The question is not to get this translated, but can agency actually put something like that in the contract ? Are they obligated still to lower down my rent if I send them a letter, or with that simple sentence they just wash their hands off?

Thank you in advance.
Onsik
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  #344  
Old 17.03.2019, 06:48
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Re: Mietzins - reduce the rent

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Hi

Could you explain me the sentence below, please?
Under the Mietzins rate info in my contract there is: "Ein Absinken unter den Anfangsmietzins ist in jedem Fall ausgeschlossen."
Does it mean that I can not apply to lower down my Mietzins? The question is not to get this translated, but can agency actually put something like that in the contract ? Are they obligated still to lower down my rent if I send them a letter, or with that simple sentence they just wash their hands off?

Thank you in advance.
Onsik
They can put it in the contract, you can decide not to sign. It is not correct that the rent cannot be lowered if the Mietzins is lowered but it will be up to you to enforce that.

Ask them to remove that clause?
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  #345  
Old 19.03.2019, 22:55
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Re: Mietzins - reduce the rent

Thanks roegner.
I will definitelly try. Have you seen that kind of situation before?
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  #346  
Old 15.03.2020, 12:00
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Re: interest rate reduction = possible rent reduction [Referenzzinssatz]

Hi all,

Does anybody know whether reduction of Hypothekarischer Referenzzinssatz also allows decrease of rental fee for Einstellplatz (garage at the house where I rent the flat) and for parking place in the city which I rent near the office.

Thanks a lot in advance for sharing experience!
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  #347  
Old 15.03.2020, 14:10
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Re: interest rate reduction = possible rent reduction [Referenzzinssatz]

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Hi all,

Does anybody know whether reduction of Hypothekarischer Referenzzinssatz also allows decrease of rental fee for Einstellplatz (garage at the house where I rent the flat) and for parking place in the city which I rent near the office.

Thanks a lot in advance for sharing experience!
Check your contracts. If the Referenzzinssatz is mentioned there, then you can request a reduction if the current rate is below your contractual rate. If not, then no.
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  #348  
Old 15.03.2020, 17:41
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@jot timeline for rent reduction request- interest rate drops

Hi all
I have read jot's post but I struggle to understand the date in below sentence (I am not native English speaker):

If you want to request a rent reduction according to the interest rate drop, you have to do this in writing and abide by the official notice periods as stated in your rental contract - the reduction can only take effect from that date (i.e. if your next official notice date (Kündigungstermin) is 1st October, with a 3 month notice period, you have to send the letter by recorded delivery (Eingeschrieben) by the end of this month for the reduction to take effect from 1st October).

my contract extract in Geneva:
duration of the contrcat: a year
start:1st May 2017
End:30 April 2018
notice period: at least 3 months before contract expiry/ends
Renewal: each 12 months, cf. article 13 of general conditions and rules(2010 edition)

I have sent my request by Email, (scanned letter attached) a week ago and received an electronical receipt containing my message,

so from which date the regie will decrease my rent in my case? (if they accept)
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  #349  
Old 19.03.2020, 10:25
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Re: @jot timeline for rent reduction request- interest rate drops

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Hi all
I have read jot's post but I struggle to understand the date in below sentence (I am not native English speaker):

If you want to request a rent reduction according to the interest rate drop, you have to do this in writing and abide by the official notice periods as stated in your rental contract - the reduction can only take effect from that date (i.e. if your next official notice date (Kündigungstermin) is 1st October, with a 3 month notice period, you have to send the letter by recorded delivery (Eingeschrieben) by the end of this month for the reduction to take effect from 1st October).

my contract extract in Geneva:
duration of the contrcat: a year
start:1st May 2017
End:30 April 2018
notice period: at least 3 months before contract expiry/ends
Renewal: each 12 months, cf. article 13 of general conditions and rules(2010 edition)

I have sent my request by Email, (scanned letter attached) a week ago and received an electronical receipt containing my message,

so from which date the regie will decrease my rent in my case? (if they accept)
Today I received a reply and they tell me that the reduction could only be discussed from 30 April 2021, anyone knows the answer of my previous question? (just the post above this one). Thanks
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  #350  
Old 19.03.2020, 10:33
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Re: @jot timeline for rent reduction request- interest rate drops

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Today I received a reply and they tell me that the reduction could only be discussed from 30 April 2021, anyone knows the answer of my previous question? (just the post above this one). Thanks
The lower rent can only be demanded per the first date that you could cancel the rent.

Two things in your contract.

Yearly contract: Enddate every year 30th of April.
Cancellation period: 3 Months.

So your first possible date to end the rent would be 30th of April next year.

Conclusion: Rent reduction starts at 30th of April 2021

(Do follow it, the percentage might change again during this year)
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  #351  
Old 19.03.2020, 10:59
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Re: @jot timeline for rent reduction request- interest rate drops

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The lower rent can only be demanded per the first date that you could cancel the rent.

Two things in your contract.

Yearly contract: Enddate every year 30th of April.
Cancellation period: 3 Months.

So your first possible date to end the rent would be 30th of April next year.

Conclusion: Rent reduction starts at 30th of April 2021

(Do follow it, the percentage might change again during this year)
Thanks a lot Dutch Edwin
I know that if I find a tenant to replace me with solid file, I can give one month notice and they will let me go. Despite this I can't benefit rent reduction before April 2021? Apologies if I am mixing things here...
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  #352  
Old 19.03.2020, 11:08
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Re: @jot timeline for rent reduction request- interest rate drops

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Thanks a lot Dutch Edwin
I know that if I find a tenant to replace me with solid file, I can give one month notice and they will let me go. Despite this I can't benefit rent reduction before April 2021? Apologies if I am mixing things here...
If you find somebody to take over the rent there are two options:

1: They take over all the terms and conditions of your contract and they can lower the rent per 30th of April 2021

2: Everybody is fine with the new tenant getting a new contract with the rates changes.

For you it makes zero difference.
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  #353  
Old 19.03.2020, 11:22
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Re: @jot timeline for rent reduction request- interest rate drops

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If you find somebody to take over the rent there are two options:

1: They take over all the terms and conditions of your contract and they can lower the rent per 30th of April 2021

2: Everybody is fine with the new tenant getting a new contract with the rates changes.

For you it makes zero difference.
Thanks, Forum Legend. it's clear now
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comparis, housing, interest rate, mieterverband, mietzins, referenzzinssatz, rent, rent decreases, rent reduction




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