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  #141  
Old 06.10.2013, 20:38
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Re: interest rate reduction = possible rent reduction

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It would mean a roughly 3 percent deduction off your rent. Worth it to me.

http://www.mieterverband.ch/fileadmi...senkung_ZG.pdf
Yeah, that's what I understood from the MV publicity as well, but from reading some of the other comments on this thread I kinda wonder whether there's any point. Seems like there's all manner of caveats which the landlord can use: the contract is too 'young', the maintenance costs have increased, ... .

On the one hand I'm all ready to send the letter (have it printed out and ready to go!); on the other, I am a bit nervous that it might sour relations with the landlord and not actually result in a reduction in the rent.
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Old 06.10.2013, 20:49
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Re: interest rate reduction = possible rent reduction

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On the one hand I'm all ready to send the letter (have it printed out and ready to go!); on the other, I am a bit nervous that it might sour relations with the landlord and not actually result in a reduction in the rent.
Look at this way, if/when the interest goes back up, do you think that your landlord will hesitate in passing on the increase to you?

I also felt embarrassed sending the letter, but I preceded it with a quick email to the landlord letting him know when we would be away for holidays, and also that I had been advised to send a standard letter regarding the interest rate change, so it didn't seem totally impersonal and out of the blue. 27 days letter he popped round with the new calculation of our rent...
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  #143  
Old 07.10.2013, 06:05
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Re: interest rate reduction = possible rent reduction

I always reduce it when the interest rate dropped, it's the law.
Plus, it's always worth asking for a rent reduction, I have granted it to two different sets of tenants on top of the interest rate reduction 'cos they said they were broke and I couldn't be bothered to relet.
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  #144  
Old 07.10.2013, 07:55
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Re: interest rate reduction = possible rent reduction

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Yeah, that's what I understood from the MV publicity as well, but from reading some of the other comments on this thread I kinda wonder whether there's any point. Seems like there's all manner of caveats which the landlord can use: the contract is too 'young', the maintenance costs have increased, ... .

On the one hand I'm all ready to send the letter (have it printed out and ready to go!); on the other, I am a bit nervous that it might sour relations with the landlord and not actually result in a reduction in the rent.
If you pay the extra costs "on account", have you as yet received an accunting from the landlord? If not, then it woud be difficuit to push for an increaese in those just yet without some backup as justification.

The rent reduction is a separate matter. Accept what is owing to you. Health insurance premiums are going to be increased so be grateful if your rent drops.
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  #145  
Old 07.10.2013, 07:59
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Re: interest rate reduction = possible rent reduction

Am not quite understanding why there is a deadline to send the letter? Surely if the rate has reduced you can send a letter any time? It seems as if the reduction is not made immediately any way in some cases. Thanks to anyone who can clarify...
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  #146  
Old 07.10.2013, 08:28
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Re: interest rate reduction = possible rent reduction

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Am not quite understanding why there is a deadline to send the letter? Surely if the rate has reduced you can send a letter any time? It seems as if the reduction is not made immediately any way in some cases. Thanks to anyone who can clarify...
You can send it whenever you like. The later you send it, the longer it will be before it takes effect. That's what's meant by a deadline.
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  #147  
Old 07.10.2013, 08:34
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Re: interest rate reduction = possible rent reduction

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Am not quite understanding why there is a deadline to send the letter? Surely if the rate has reduced you can send a letter any time? It seems as if the reduction is not made immediately any way in some cases. Thanks to anyone who can clarify...
Sure, you can apply any time, but any resultant rent decrease will only take place after the notice period of minimum 3 months from the last day of the month in which your application is received, and is not retrospective. So in my case, above, if my application had been received today, if would be processed as 31 October, then three months'notice period applies, not including December, which takes us to 28 February, so my reduction would take effect from 1 March 2014.
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  #148  
Old 07.10.2013, 08:34
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Re: interest rate reduction = possible rent reduction

We got a nice letter from our landlady last week, letting us know that our rent due for this month will be a bit less than usual. It was nice.
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  #149  
Old 09.10.2013, 12:10
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Re: interest rate reduction = possible rent reduction

Hey, was looking for some advice on this issue. When the reference rate was reduced, I sent a letter asking for the reduction (our contract has a rate of 2.5% compared to 2% now).

The letting agents have now replied saying that they looked at market prices and concluded that an increase in the rent would be possible, so they won't be making the reduction.

We have been in the apartment less than 18 months so if they didn't set the price at market rates or were unable to let the place at that price then that should be their problem. Their letter just seems to be a thinly-veiled threat of a rent increase to get us to shut up and not ask for this stuff.

What are my options here? Should I just agree? Can I ask to see evidence of their research?
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  #150  
Old 09.10.2013, 12:26
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Re: interest rate reduction = possible rent reduction

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What are my options here? Should I just agree? Can I ask to see evidence of their research?
You can ask for evidence. You might have a caveat regarding insufficient net yield in your rental agreement too, so check your rental agreement. Keep in anya case the deadline for a possible rental dispute arbitration in mind …

Who's your landlord? We had asked for a rent reduction as well and were told by our landlord that they did not reach the legally possible net yield but intended to keep the rent stable for long-term tenants instead of maximizing the net yield with most short- and mid-term tenants as a result. We also got copies of her calculations, there was full transparency. Since we are on good terms with our landlord, a very lovely lady, we have confidence in this answer and accepted it. In a different situation, for example with an unfriendly landlord or a commercial entity leasing out the apartment, we would have entered a rental dispute arbitration.
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  #151  
Old 09.10.2013, 13:54
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Re: interest rate reduction = possible rent reduction

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You can ask for evidence. You might have a caveat regarding insufficient net yield in your rental agreement too, so check your rental agreement. Keep in anya case the deadline for a possible rental dispute arbitration in mind …

Who's your landlord? We had asked for a rent reduction as well and were told by our landlord that they did not reach the legally possible net yield but intended to keep the rent stable for long-term tenants instead of maximizing the net yield with most short- and mid-term tenants as a result. We also got copies of her calculations, there was full transparency. Since we are on good terms with our landlord, a very lovely lady, we have confidence in this answer and accepted it. In a different situation, for example with an unfriendly landlord or a commercial entity leasing out the apartment, we would have entered a rental dispute arbitration.
oh, oh!
Prior to use the big gun about law, complain, etc... That person can use comparis to check the rental prices for same flat in the same area...

And see if in fact the market value for similar property has increased or not.

Edit: here:http://www.comparis.ch/immobilien/mashup/show?

Last edited by CorsebouTheReturn; 09.10.2013 at 13:55. Reason: adding url
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  #152  
Old 09.10.2013, 14:53
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Re: interest rate reduction = possible rent reduction

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oh, oh!
Prior to use the big gun about law, complain, etc... That person can use comparis to check the rental prices for same flat in the same area...

And see if in fact the market value for similar property has increased or not.

Edit: here:http://www.comparis.ch/immobilien/mashup/show?
Thanks, that's a very useful site.
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  #153  
Old 09.10.2013, 16:29
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Re: interest rate reduction = possible rent reduction

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Hey, was looking for some advice on this issue. When the reference rate was reduced, I sent a letter asking for the reduction (our contract has a rate of 2.5% compared to 2% now).

The letting agents have now replied saying that they looked at market prices and concluded that an increase in the rent would be possible, so they won't be making the reduction.

We have been in the apartment less than 18 months so if they didn't set the price at market rates or were unable to let the place at that price then that should be their problem. Their letter just seems to be a thinly-veiled threat of a rent increase to get us to shut up and not ask for this stuff.

What are my options here? Should I just agree? Can I ask to see evidence of their research?
I think he is BS'ing. I could tell my tenants this, I know that they are paying well below, but I don't think that's legal (Although, I'm not sure). Suppose I wanted to do this, I would more or less be threatening to evict them because I can rent to someone else at a higher price. My tenants have been on the house for years, now on a month-to-month contract. As far as I know the only way to raise the price is to make substantial improvements to the property and getting all new appliances, like I did is not enough. I cannot force tenants to leave to raise the price. Go to the Tenant's Association and find out, and please let me know!

What I can do is ask them to leave because I give the house to one of my kids, or if they choose to leave then I can raise the rent when I relet.

You should join the tenant's association and get their advice. Phone them and tell the letting agents that you are in contact with them, so that they give you time to respond.
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  #154  
Old 26.10.2013, 15:44
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Re: interest rate reduction = possible rent reduction

Aghh I forgot all about this... is the Word template letter in the OP still ok to use?
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  #155  
Old 26.10.2013, 15:51
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Re: interest rate reduction = possible rent reduction

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Aghh I forgot all about this... is the Word template letter in the OP still ok to use?
Nope. http://www.mieterverband.ch/fileadmi...erbrief_20.doc is the current template.
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  #156  
Old 07.11.2013, 20:28
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Re: interest rate reduction = possible rent reduction

I was just wondering, what happens in case of a big rental agency like MPK. Surely, they wont reduce the rent ONLY for the people who applied for it, right? They have to do it across all tenants. Does it mean, that if one of us applies, all of us get the reduction automatically ?

Thankyou !
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  #157  
Old 07.11.2013, 20:36
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Re: interest rate reduction = possible rent reduction

It's not mandatory for them to reduce the rates- whether you are renting from little Herr Iten or from a big company like XYZ Immobilen, hence why you need to write a letter for the reduction. Sadly when it does go back up, like quickness the letter of increase appears for all in the post. :/
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Old 07.11.2013, 21:25
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Re: interest rate reduction = possible rent reduction

I lowered the rent and am losing money on my house in Kanton Thurgau, as I have to pay Quartierverein, tax, maintenance etc.

I may offer it to my son to manage, or failing that relet.

If I relet it will be a modern 5 1/2 zimmer house, appliances less than one year old, with garden, 5 minutes walk from schools and shops less than one hour commute to Zurich, most probably under 2000 SFR. PM me if anyone is interested.

It would be nice to let to someone who can communicate in English and keep us readily informed of any changes regarding the house.
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Old 08.11.2013, 01:23
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Re: interest rate reduction = possible rent reduction

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I lowered the rent and am losing money on my house in Kanton Thurgau, as I have to pay Quartierverein, tax, maintenance etc.

I may offer it to my son to manage, or failing that relet.

If I relet it will be a modern 5 1/2 zimmer house, appliances less than one year old, with garden, 5 minutes walk from schools and shops less than one hour commute to Zurich, most probably under 2000 SFR. PM me if anyone is interested.

It would be nice to let to someone who can communicate in English and keep us readily informed of any changes regarding the house.
You may well face significant issues if you try to increase the rent without justification such as renovations, even if the tenants change. Yes, you have new appliances, but you've rented the house since installing these, right? So you have established a rent benchmark and can't jack the rent up now "just because".

If your current tenant is still in place, you may also have a real problem getting them to leave ...
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Old 08.11.2013, 02:21
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Re: interest rate reduction = possible rent reduction

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You may well face significant issues if you try to increase the rent without justification such as renovations, even if the tenants change. Yes, you have new appliances, but you've rented the house since installing these, right? So you have established a rent benchmark and can't jack the rent up now "just because".

If your current tenant is still in place, you may also have a real problem getting them to leave ...
well they are on a Month to month the original contract has expired. the rent is under that recommended by the Mietverband I can't afford to keep it going at that rate and they are not following the original contract, so I guess I have to move back in, that's OK I don't have a job and now no house in the US. so I 'm ready to return when's the next EF party and where?
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