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  #21  
Old 09.09.2009, 17:23
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Re: interest rate reduction = possible rent reduction

I did that and they pointed out this nice clause in my contract, which says the rent will not be reduced even if the reference rate falls below that named in the contract. I find my rent reasonable, but a clause like this does annoy me. I guess this is legal as well then...

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  1. Der in diesem Mietvertrag fixierte Mietzins gilt als Basis und kann nicht unterschritten werden. Das gilt auch, wenn der Zinssatz für 1. Hypotheken unter den diesem Mietvertrag zu Grunde liegenden Ansatz von 3,25 % fällt.
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  #22  
Old 01.11.2009, 08:00
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Re: interest rate reduction = possible rent reduction

Thanks to Jot for the great advice & template.

I found the tone of the template to be slightly demanding and assertive (in reference to the "if you don't give me a reduction I will..." section). Has anyone used smilar wording and received less than friendly responses? I'm a tad concerned that the landlord might retaliate by giving me a 10% rent increase next year as payback just because he can .

Last edited by MarkL2005; 01.11.2009 at 08:44. Reason: Corrected interpretation after re-reading template
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  #23  
Old 03.12.2009, 00:57
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Re: interest rate reduction = possible rent reduction

Bump...3% and going down...
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  #24  
Old 03.12.2009, 01:07
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Re: interest rate reduction = possible rent reduction

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Bump...3% and going down...
The rate was reduced to 3.0% on 02.09.09. The rate decision announced on 02.12.09 was "no change" -- so there's no point in asking for a rent reduction! (Unless, of course, you didn't apply for one three months ago.)

@pocketreef -- please don't bump threads; it's poor netiquette and against EF policy.
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  #25  
Old 07.12.2009, 14:01
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Re: interest rate reduction = possible rent reduction

Hi

I asked for a rent reduction after seeing this thread.

Last week I got a response that I am eligible for a little less than CHF 70 reduction but as there is a Reserve of CHF 70 in my contract I will not get this reduction. As per the agency, the owner always the option to increase the rent by CHF 70 which he is not doing. If I insist that I get this less than CHF 70 reduction he will increase my rent by CHF 70 and I will untimately pay more.

Anyone with similar exp. What is this reserve ? Do I have to wait for the Ref Rate to go lower than 3 % to get a rent reduction ?

Regards
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  #26  
Old 07.12.2009, 14:04
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Re: interest rate reduction = possible rent reduction

A little update - received information from the renting company that due to the decrease in interest rates, the rent will be decreased by CHF 25 a month starting 2010. Time to start saving big bucks!!
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  #27  
Old 07.12.2009, 14:07
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Re: interest rate reduction = possible rent reduction

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Hi

I asked for a rent reduction after seeing this thread.

Last week I got a response that I am eligible for a little less than CHF 70 reduction but as there is a Reserve of CHF 70 in my contract I will not get this reduction. As per the agency, the owner always the option to increase the rent by CHF 70 which he is not doing. If I insist that I get this less than CHF 70 reduction he will increase my rent by CHF 70 and I will untimately pay more.

Anyone with similar exp. What is this reserve ? Do I have to wait for the Ref Rate to go lower than 3 % to get a rent reduction ?

Regards
Time to become a member of the renters association Mieterverband Zurich (or here for an oversight of the other cantons as well) or at least to ask their advice. Money well spent if you have a problem in the future...
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  #28  
Old 01.12.2010, 16:15
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Info: 'Referenzzinssatz' went down -check your rental contracts

As of tomorrow the new Referenzzinsatz is 2.75 (down from 3%), so you might be eligible for a reduction in your rent (http://www.bwo.admin.ch/themen/mietr...x.html?lang=de). Check on your contracts or earlier reduction allowances what the % was. The Mieterverband suggests that if it is 3.25% or higher you probably are eligible for a reduction (www.mieterverband.ch).
I have no further information, but thought I d share this in case it comes in useful for some of you. You will need to officially apply for the reduction by the next notice date of your contract.
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  #29  
Old 10.12.2010, 10:20
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Re: interest rate reduction = possible rent reduction

time to resurrect this thread. The base interest rate has dropped again, thereby entitling renters to a rent reduction. check out the Mietverband website for further info.

http://www.mieterverband.ch/zh_top.0.html

ps - thanks to the lovely Jot for the original post
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  #30  
Old 10.12.2010, 10:24
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Re: interest rate reduction = possible rent reduction

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time to resurrect this thread. The base interest rate has dropped again, thereby entitling renters to a rent reduction. check out the Mietverband website for further info.

http://www.mieterverband.ch/zh_top.0.html

doh.. beat me to it!
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  #31  
Old 27.12.2010, 12:40
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Standard letter

Enjoy.

Mietzinsherabsetzungsbegehren ADRESSE


Sehr geehrte Damen und Herren


Das Bundesamt für Wohnungswesen hat den aktuellen Referenzzinssatz in der Höhe von 2.75 % bekannt gegeben.



Ich ersuche Sie höflich, meine Nettomiete per nächsten Kündigungstermin entsprechend zu reduzieren und dabei auch allfällig noch nicht weitergegebene frühere Hypothekarzinssenkungen zu berücksichtigen. Gleichzeitig bitte ich Sie um eine entsprechende schriftliche Bestätigung innert 30 Tagen (Art. 270a Abs. 2 OR).



Mit freundlichen Grüssen
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  #32  
Old 27.12.2010, 13:18
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Re: interest rate reduction = possible rent reduction

Back to the roots. Wasn't this letter, albeit with different Referenzzinssatz, in the link in the very first post in this Thread?
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  #33  
Old 27.12.2010, 18:48
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Re: interest rate reduction = possible rent reduction

Yes, via a hyperlink in german. And even if it were, what would be the adverse consequence of posting a text ? a waste of server space , maybe ?
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  #34  
Old 27.12.2010, 18:52
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Re: interest rate reduction = possible rent reduction

Made me smile
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  #35  
Old 27.12.2010, 18:56
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Re: interest rate reduction = possible rent reduction

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The reduction won't be huge, but if you want to do this, there is a template letter for you to fill in the blanks (name, address, dates) to send to your landlord/agency here.

[Absender: Ihr Name und Ihre Adresse]

Einschreiben
[Name und Adresse Ihrer Verwaltung]

[Ort, Datum]

Mietzinsherabsetzungsbegehren / Musterweg 3, 8003 Zürich [Adresse des Mietobjekts]

Sehr geehrte Damen und Herren
Das Bundesamt für Wohnungswesen senkt den Referenzzinssatz auf 3,25%. Ich ersuche Sie höflich, meine Nettomiete per [nächster Kündigungstermin – in der Regel 1. Oktober 2009] entsprechend zu reduzieren und dabei auch allfällig noch nicht weitergegebene frühere Hypothekarzinssenkungen zu berücksichtigen. Gleichzeitig bitte ich Sie um eine entsprechende schriftliche Bestätigung innert 30 Tagen (Art. 270a Abs. 2 OR).
Sollten Sie meinem Herabsetzungsbegehren nicht oder nur teilweise entsprechen können, bitte ich Sie, mir Ihre Gründe innert der gleichen Frist darzulegen. Für diesen Fall behalte ich mir vor, entweder innert Frist an die Schlichtungsbehörde zu gelangen oder den Mietzinsherabsetzungsanspruch bzw. die Differenz zum vollständigen Herabsetzungsanspruch zu einem späteren Zeitpunkt erneut geltend zu machen.

Mit freundlichen Grüssen

[Ihre Unterschrift]


Well it looks pretty similar to me. I suppose I wrote my post because it annoys me when I put a link to an official site and someone afterwards gives the text. This sounds like a good idea, but quite often the link would have been updated by the Official Body, whereas the quote will probably be wrong six months later when someone else wants the same information.

PS Did you edit your post by the way? after looking up the relevant link?
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  #36  
Old 27.12.2010, 19:07
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Re: interest rate reduction = possible rent reduction

Fair comment
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  #37  
Old 27.12.2010, 19:10
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link vs text

Well, not too keen to start a longwinded off-topic exchange, but here my take :
1. Yes I edited the text after having verified that if you knew what to look for, in vernacular, you could find the letter template via a link on that page
2. Sometimes links get broken or updated, hence if the content is reasonably stable, text is good enough
3. Finally, the OP will always be remembered as a beacon who linked to the renowned Renters' association, and we are grateful for this.
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  #38  
Old 27.12.2010, 20:20
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Re: interest rate reduction = possible rent reduction

We requested this around March last year and received an affirmative reply in a couple of weeks. He reduction was some 70.- and started to be effective from mid year IIIRC.
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  #39  
Old 02.01.2011, 18:06
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Rent reduction 2011 (Referenzsatz neu bei 2.75%)

We received a monthly newsletter from the tenant group which we are members of. They told us that beginning decembed 2010 this referenzsatz is going down from 3.0 to 2.75%. Which mean a reduction on our monthly rent.

As expected, we received a letter from our landlord informing us that in 3 months from now (they have three months in the law to apply new rules) we will get a reduction of 17 chf per month.

The Hic is that they come up with some calculations about costs from their side which are deductable from this reduction. So instead to have a reduction of 57 chf per month, they came up with a 17 chf after they adding their costs.

Now, if this happen to you, go on the Tenant Group page: www.mieterverband.ch

You'll find the section with the name I gave in the title (). On their website they are saying that it wasn't no significant cost increases on the landlord side to justify their costs charges.

The landlords have no responsability to tell you about this reduction. If you don't know and they don't tell you, you'll never know. Now, according with your rental contract you'll see which % applies for your rental.

For exemple, our rent at the beginning was 2300 chf per month with a % of 3.5% of referentzsatz. But now this referentzsatz is reduce to this 2.75%.

The Tenant Group says that no significant cost increase on the landlords side have been add or made within the last few years. So, they shouldn't have any good reasons to add their costs into the calculations unless they did major changes but they also have to proof it.

So if you didn't receive a letter yet, keep an eye on it. If you did receive a letter and have some charges add by your landlord, do contact your tenant group, they will help you out with pleasure.

Good Luck!
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  #40  
Old 03.01.2011, 04:51
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Re: interest rate reduction = possible rent reduction

Just to clarify a point in the above post: your landlord won't notify you of a rent reduction due to reduction in the reference rate (if you're eligible), nor will they give you a reduction unless you request it in writing, as advised in other posts in this thread. However, if the reference rate increases, you will almost certainly receive notice of an increase in your rent. You don't need to request that.
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