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Old 13.08.2009, 17:42
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How to rent out own apartment

Hello everyone, we are new to the forum.

We have bought a 6-room apartment in Kanton Zug as an investment for our children for the future.

We just renovated with nice new wood floor and repainted for rent out. But since we had never rented an apartment in Switzerland. We don’t know how to prepare a rental contract, what should be included in the contract, who is responsible for what and what is the checklist with potential tenant.
Thank you in advance for all the kind help!
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Old 13.08.2009, 18:39
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Re: How to rent out own apartment

Welcome to the Forum.
Funny thing happened, I wrote a reply to this and when I wanted to send if off - whoof, it couldn't find the original post. Perhaps moved at that very moment by a diligent Moderator!

This link might help in your search for details of Rental Agreements in Zug.
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Old 18.08.2009, 22:50
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Re: How to rent out own apartment

hi, thanks for the info. My german is very basic, but I understand I can download rental contract from that webpage. That is really helpful.

I heard from people that there are also some process for credit checking. Does anyone know what kind of check/documents should be asked?

thanks!
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Old 19.08.2009, 23:53
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Re: How to rent out own apartment

If you are not familiar with the rental proceedings in CH and do not speak enough German I would recommend to ask a rental agent to do that for you. They might get a fee but it is probably worth it in the end if you want to get everything properly done according to the rules.
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Old 20.08.2009, 01:23
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Re: How to rent out own apartment

yes, I had tried as well. I looked homegate and call the property agency who has property to rent in Zug. However, almost all property agency only rent their own property, not do this service. There is only one of them will do it, but it is a real small company owned by a couple. So I am not really comfortable to pay big fee, but not sure how professional they are.

thanks for suggestion anyway!
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Old 20.08.2009, 01:36
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Re: How to rent out own apartment

Fruitbear, to be brutally honest, you don't appear to be too well prepared for this and your approach seems to be a little amateurish. No insult intended, just my perception. A landlord who doesn't know what they are doing is as big a menace as a bad tenant.

My advice would be:
  • Approach this like it is a business (after all, that is what it is, it is not a hobby).
  • Join the Hauseigentuemerverband (home-owners association) and make use of all the documentation and forms that they offer. You will know that they are the right ones and that they are legal. They offer tons of advice for landlords and free legal advice if and when you need it.
  • You may not want to pay a fee to a rental agency, but I suggest you spend the money that you would have paid to a rental agency to get yourself up to speed.
  • If you don't you will either end up with a tenant who will take you for a ride or a tenant who will take you to court because you are not living up to your obligations. Either way, nobody wins....
Good luck!
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Old 20.08.2009, 01:52
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Re: How to rent out own apartment

In Kanton Aargau, the HEV (Homeowner's Association) has the necessary forms. I think they will handle rentals but here we have many real estate firms who will look after the rental of a property on behalf of an owner. The fee structure varies but it can be one month's rent as commission, and then you have to decide whether you want them to manage the property or not and that would be fee based as well.

What a company should do for you is look after the advertising,(the costs for this are not necessarily included in the fee) arrange viewings, provide applications and screen applicants carefully, including debt history, prepare all the lease documents, arrange the rental deposit account, attend the inspection and prepare a report.

If you have limited German and have never done this before, I would agree with the recommendation that you get a professional to do this. If you do end up renting the apartment on your own, you can get an expert to do the inspection.

Many tenants will bring their own expert for the inspection so it is best for your to have your own there too.

The agency fee may seem high to you but the process can be very time consuming, if done properly. If the rent is high, it could take longer to rent, and you want to be sure you have solvent tenants. Besides credit history, an agent will ask a prospective tenant for references and they should call them. Not all tenants can provide a reference (this is often the case with my clients who owned property prior to moving here).

If you want to protect your investment, and I am sure you do, then I think you will really should consider hiring a professional to handle the rental.
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Old 20.08.2009, 09:37
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Re: How to rent out own apartment

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Fruitbear, to be brutally honest, you don't appear to be too well prepared for this and your approach seems to be a little amateurish. No insult intended, just my perception. A landlord who doesn't know what they are doing is as big a menace as a bad tenant.

My advice would be:
  • Approach this like it is a business (after all, that is what it is, it is not a hobby).
  • Join the Hauseigentuemerverband (home-owners association) and make use of all the documentation and forms that they offer. You will know that they are the right ones and that they are legal. They offer tons of advice for landlords and free legal advice if and when you need it.
  • You may not want to pay a fee to a rental agency, but I suggest you spend the money that you would have paid to a rental agency to get yourself up to speed.
  • If you don't you will either end up with a tenant who will take you for a ride or a tenant who will take you to court because you are not living up to your obligations. Either way, nobody wins....
Good luck!
Snoopy is right. Treat it as a business. Every week your flat isn't rented means you are loosing money. Get the professionals in and rent it out. They will know what to set the rent at and give a buffer between you and the tenants so you don't have to do the viewings.

Trying to do it yourself really isn't worth it. Viewings, checks, key handovers cost you time and you have to get the checkin/out right to have the tenants be responsible for any damage. A third party should do this anyway. You can check a person's credit history very easily, but if you don't understand the local language well, you can't interpret the results. Identity fraud happens here too.
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Old 24.08.2009, 12:24
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Re: How to rent out own apartment

thanks for all the information. To be honest, I have never heard about Hauseigentuemerverband before. I called the office in Zug today, they promise to send some information, but nothing in English.

I will try the agent. Does anybody know any reliable property agent in Zug?

thanks!
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Old 24.08.2009, 15:06
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Re: How to rent out own apartment

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I will try the agent. Does anybody know any reliable property agent in Zug?
Gebr Oswald in Bahnhofstrasse rented to us and they were very particular with the cleaning, damage and references. As for finding tenants, only we looked at the flat and we took it and the same happened when we left.

Piekert Immobilien rents out a couple of houses in our area too. They seem to rent out really quick too.
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