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  #41  
Old 03.01.2011, 09:15
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Re: interest rate reduction = possible rent reduction

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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.
Yes and no, as I said, we got a letter informing us of the reduction. They don't have to tell you but if they are corrects, they will. In our case, they told us but had some extra costs on top of it which they most explained and justified to us, if they can't, we are entitle to the full amount of reduction.

This is when the Tenant group is so good to be a member of.
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Old 05.01.2011, 15:55
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Re: link vs text

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3. Finally, the OP will always be remembered as a beacon who linked to the renowned Renters' association, and we are grateful for this.
I'm not sure that the lovely Jot has been called a beacon before.... but I think she'll like it.
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  #43  
Old 09.01.2011, 00:47
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Re: Rent reduction 2011 (Referenzsatz neu bei 2.75%)

We had something similar. There is something in our contract which translates roughly to "the landlord has a reserve of 10% of the rent for reasonable profits" (Mit dem Anfangsmietzins wird eine Mietzinsreserve von 10% unter dem Titel des angemessenen Ertrags nicht ausgeschoepft (Art. 269 OR)). In the letter which we received, they said that this reserve can nullify any rent reduction claim!!! I have to admit that we didn't even take any notice of this clause when we signed the contract, nor did we realise its significance.

They also printed something about "Inflation adjustment of risk-bearing capital" (Teuerungsausgleich des risikotragenden Kapitals) which also offsets any reduction claim.Quite an intimidating justification on why we were not given a rent reduction!!
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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.

Last edited by MarkL2005; 09.01.2011 at 00:49. Reason: Corrected quote section
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  #44  
Old 09.01.2011, 09:32
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Re: Rent reduction 2011 (Referenzsatz neu bei 2.75%)

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We had something similar. There is something in our contract which translates roughly to "the landlord has a reserve of 10% of the rent for reasonable profits" (Mit dem Anfangsmietzins wird eine Mietzinsreserve von 10% unter dem Titel des angemessenen Ertrags nicht ausgeschoepft (Art. 269 OR)). In the letter which we received, they said that this reserve can nullify any rent reduction claim!!! I have to admit that we didn't even take any notice of this clause when we signed the contract, nor did we realise its significance.

They also printed something about "Inflation adjustment of risk-bearing capital" (Teuerungsausgleich des risikotragenden Kapitals) which also offsets any reduction claim.Quite an intimidating justification on why we were not given a rent reduction!!
We have a similar restrictive clause in our rental agreement, thank relo' agents for picking that up

We've been in our place for nearly 3 years and when I put the details into the calculator on the MV website showed a healthy reduction, when I contacted the agents they politely reminded me of this clause, and said that they did a quick calc, and should I apply for the revision our rent os like to actually rise... ah well, work again tomorrow
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  #45  
Old 09.01.2011, 09:32
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Re: Rent reduction 2011 (Referenzsatz neu bei 2.75%)

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We had something similar. There is something in our contract which translates roughly to "the landlord has a reserve of 10% of the rent for reasonable profits" (Mit dem Anfangsmietzins wird eine Mietzinsreserve von 10% unter dem Titel des angemessenen Ertrags nicht ausgeschoepft (Art. 269 OR)). In the letter which we received, they said that this reserve can nullify any rent reduction claim!!! I have to admit that we didn't even take any notice of this clause when we signed the contract, nor did we realise its significance.

They also printed something about "Inflation adjustment of risk-bearing capital" (Teuerungsausgleich des risikotragenden Kapitals) which also offsets any reduction claim.Quite an intimidating justification on why we were not given a rent reduction!!
This is when the tennant group comes so handy! Contact them, we are in this process ourself so I can't give any results yet.

My husband spread the word in his office and found out that many many foreigners didn't know about this at all. For years many didn't get a letter from their landlords and did get any rent reductions. But the good news is, when you find this out, you can ask to get your reductions (retrospective).

I'll keep my nasty opinion about their attitude towards tennants for myself, but all imagination are free to fly!
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  #46  
Old 18.01.2011, 21:53
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Re: interest rate reduction = possible rent reduction

Does anyone know the link between the % of rate reduction and the reduction in the rent?

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On 2nd June, the Federal Housing Office (Bundesamt für Wohnungswesen) announced the reduction in the reference interest rate from 3.5 to 3.25%. This means that many tenants* have the right to a reduction of up to 3% in their net rent.
Where does the "upto 3% in their net rent" comes from?
Is a 25bps drop in rate always equivalent to a reduction of up to 3%?

On Friday, my landlord informed me that my rent was going down by 2.91% as of 1st April. I am trying to understand where this 2.91% comes from...

Also, with the rate change taking place on 02.12.2010 and my sending a letter on 04.12.2011, is 01.04.2011 the correct date?

I presume the three months rule also works in the case of a rate increase? hehehehe, why do I have the impression it does not...?

thanks
motus
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  #47  
Old 19.01.2011, 10:01
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Re: interest rate reduction = possible rent reduction

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Does anyone know the link between the % of rate reduction and the reduction in the rent?
I don't know exactly how the reduction is calculated (the original quote I used in the original post I took directly from the information I received from the Mieterverband), but this pdf (sorry, in German) has a table showing the % changes in the base rent for an increase in reference rate (Nebenkosten are not affected by the changes).

As previous posters have said, there are also other factors that a landlord can use to adjust the rent to their advantage. These factors are limited and include inflatation, improvements, and also comparison with similar properties in the local vicinity. The above pdf also has details of these permitted grounds for increase.

Each time I have applied for a rent decrease with our agency, they have added on these extra adjustments that have then swallowed up about half of the rent decrease due to the reference rate alone.

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Also, with the rate change taking place on 02.12.2010 and my sending a letter on 04.12.2011, is 01.04.2011 the correct date?

I presume the three months rule also works in the case of a rate increase? hehehehe, why do I have the impression it does not...?
Yes the 3 month rule also applies for rent increases.

From the Mieterverband website:

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Die Mietzinserhöhung muss Ihnen auf einem amtlichen Formular mitgeteilt werden. Auf dem Formular muss stehen, aus welchem Grund der Mietzins um welchen Betrag erhöht wird. Ob die Mietzinserhöhung gerechtfertigt ist, können Sie mit dem Mietzinsrechner herausfinden.
Der Mietzins kann erst auf den nächsten Kündigungstermin angehoben werden. Die Mietzinserhöhung muss 10 Tage vor Beginn der ordentlichen Kündigungsfrist bei Ihnen eintreffen.
There is an official form the notification informing you of the increase must take, detailing a breakdown of the reasons for the increase (how much is attributable to the reference rate %, inflatation, improvements, etc..). They must also adhere to the contractual notice periods, informing you of the rent increase at least 10 days before the start of the notice period, thereby giving you the opportunity to also give your notice in time and move out if you don't agree to the increase in rent.

I assume that this would probably be sent to you by registered post, so they can prove that you received it, in the same way that you must give your notice in writing by registered post.

Last edited by jot; 19.01.2011 at 10:39. Reason: added link
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  #48  
Old 19.01.2011, 22:42
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Re: interest rate reduction = possible rent reduction

I think I am very lucky cos the landlord is really a nice guy and most of the communication goes through emails and telephone calls. So no non-sense registered post etc..

I was just curious to understand the rules, but it seems he acted within the rules and in all honesty, getting 2.91% out of the 3% mentioned seems to be a good deal.

thanks a lot to all who took the time to reply.

best
Motus
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  #49  
Old 17.02.2011, 00:07
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Re: interest rate reduction = possible rent reduction

I got mine approved ( paltry sum but a savings anyway ) last week starting from April ( basis = referenzzinssatz ).
Attached Files
File Type: pdf BriefEF.pdf (64.4 KB, 332 views)
File Type: pdf MietzinsverfügungEF.pdf (120.8 KB, 374 views)

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  #50  
Old 18.02.2011, 12:41
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Re: interest rate reduction = possible rent reduction

CHF 12.50/month, jrspet -- you could prop up Starbucks' sales by two dozen latte macchiatos a year!

Over the last two years, I estimate that my rent has dropped by a couple of hundred francs per month in total, after applying for (and receiving) rental reductions every time the interest rate dropped. It's well worth it.
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  #51  
Old 18.02.2011, 12:50
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Re: interest rate reduction = possible rent reduction

Or several 1st class tickets within Germany .. I consider being fortunate to have that apartment at that low rental rate already.
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  #52  
Old 18.02.2011, 13:59
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Re: interest rate reduction = possible rent reduction

I have applied for a rent reduction (registered mail) but never got a reply from my landlord. Now the tenant's association advised me to go to court ('schlichtungsbehoerde'). The say it's not a big deal, it's free, and possibly the landlord will react by giving me the reduction before. I'm still a bit worried this will mess up my trouble-free relationship with my landlord. On the other hand, I probably should not worry about that as it's a big company that would defienetely not hesitate one second to raise my rent if the interest went up...Has anyone here gone all the way to the 'schlichtungsbehoerde'?
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  #53  
Old 18.02.2011, 15:13
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Re: interest rate reduction = possible rent reduction

Eh, the rental agency of my apartment told me that I just started living in this apartment so they are not obliged to reduce the rent. I have not idea whether that's right or not.
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Old 18.02.2011, 15:23
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Re: interest rate reduction = possible rent reduction

I got mine reduced after applying for it on the 13th month ie February - perhaps one gets considered after staying for at least 12 months ?
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Old 18.02.2011, 15:48
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Re: interest rate reduction = possible rent reduction

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Eh, the rental agency of my apartment told me that I just started living in this apartment so they are not obliged to reduce the rent. I have not idea whether that's right or not.
As far as I'm aware, it all depends what the rate quoted in your contract is. If your contract states that your rent is calculated based on the (current) rate of 2.75%, then no you're not entitled to a reduction. But if it's based on 3% or higher, then you should be! (But beware - they are also entitled to add on certain other costs, which may negate part or all of the reduction!)

more info here (in German): http://www.mieterverband.ch/?id=2418

and here how to calculate if it's worth claiming a reduction: http://www.mieterverband.ch/?id=2430
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Old 18.02.2011, 21:20
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Re: interest rate reduction = possible rent reduction

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Eh, the rental agency of my apartment told me that I just started living in this apartment so they are not obliged to reduce the rent. I have not idea whether that's right or not.
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As far as I'm aware, it all depends what the rate quoted in your contract is. If your contract states that your rent is calculated based on the (current) rate of 2.75%, then no you're not entitled to a reduction. But if it's based on 3% or higher, then you should be! (But beware - they are also entitled to add on certain other costs, which may negate part or all of the reduction!)
Exactly. If the rate on your contract is higher than the current, prevailing rate, then you can apply for a reduction, no matter how little time you've spent in your apartment.

But be aware that some contracts are written to be independent of the hypothetical rate. You need to check the wording of your lease agreement.
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  #57  
Old 01.03.2011, 20:28
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Get you rent reduced - official advice

Here is a rough translation of an article which is printed in the March issue of FRC magazine (consumer rights for Romandie)

Get your rent lowered by up to 8%

In December, the mortgage rate used for setting rental rates was reduced for the 3rd time since 2008, to 2.75%. Tenants can therefore expect a reduction of rental price. They have to write to their rental agency/owner to request a reduction for the next period of contractual rental. They can ask for advice to the ASLOCA (or equivalent in other parts of CH) to find out if their rent is eligible and how to proceed.
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  #58  
Old 01.03.2011, 20:34
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Re: Get you rent reduced - official advice

Are there similar optimistic news for canton of Aargau to be found anywhere
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Old 01.03.2011, 20:35
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Re: Get you rent reduced - official advice

our rent has never gone down in six years.. however if we rented this apartment now, for sure it would cost a lot more. would we still be eligible, or is it pushing our luck?
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Old 01.03.2011, 21:22
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Re: Get you rent reduced - official advice

see here for an ongoing thread on the same topic
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