Apartment for rent
How to find the ideal apartment for rent
The search for the optimal rental apartment that meets your requirements is not so easy due to the increasing shortage of living space. And even after the decision has been made, there are some aspects that need to be considered. ZIEGERT supports you in every single step.
1. The search for the desired apartment
When selecting suitable offers, it is helpful to determine in advance which characteristics your future rental apartment should have. This includes size, number of rooms, location and type of property. Of course, the price also plays a central role. Our estate agents will be happy to answer any questions you may have about our rental apartments at any time.
2. Agreement on the date of the visit
The purpose of an apartment inspection is to give you your own impression of the property to be rented. Pay particular attention to the general condition of the apartment, especially with regard to heating systems, arrangement and number of rooms as well as windows and light or power distribution. Further aspects concern the surroundings, such as nearby shopping facilities, green areas and the number of doctors in private practice.
3. The issue of self-disclosure
Before you can sign the rental agreement, you must submit the self-disclosure form. In doing so, you provide information about your personal data as well as economic circumstances and about your rental behaviour in previous rental relationships. It is used to assess your creditworthiness.
4. Signing of the rental agreement
Once you have received the confirmation for your desired rental apartment and given your self-disclosure, the future tenancy will be recorded in the contract. Before you sign the tenancy agreement, check it with regard to the points it contains. Essential details include regulations on the amount of the rent and the deposit, repair and maintenance costs to be borne by the landlord, the possible possibility of minor conversion measures and animal husbandry.
Search and find an apartment for rent
The decisive factor in finding a rental apartment is the availability on the one hand and the rental price on the other; this is based on circumstances such as the size and location of the apartment, such as cold rent and the apportionable ancillary costs in accordance with the operating costs ordinance BetrKV. With a view to future living as a single person, as a couple or as a family of several people, the right apartment should be selected. The spectrum of rental flats in Germany ranges from a quiet residential area in the countryside to an apartment within a multi-family house in a conurbation. Here the transport infrastructure for public transport is dense and close-meshed, while in rural areas a second car is indispensable. ZIEGERT is an expert in the field of apartment rental and will be happy to advise you on all questions regarding our rental properties.
Apartment size: decisive basis for cold rent, operating and energy costs
Basis for the calculation of the apartment size is the regulation for the calculation of the living space, the living space regulation briefly WoFlV from the year 2004. An alternative to it is the DIN 277, after which the living space corresponds one to one to the surface area; for roof slopes for example there is no percentage deduction. From the tenant’s point of view, the size of his rental apartment should be calculated according to the WoFlV and taken as a basis for the rental contract. Depending on the individual rental apartment, the difference in calculation between DIN 277 and WoFlV can be up to one fifth. According to the WoFlV, the costs for cold and warm rent are significantly lower or lower. The apartment rent itself is calculated on the basis of the number of square metres. Comparability between this and that rented apartment is guaranteed by means of the cold rent, always related to 1 m² according to the rental agreement. The flat-rate monthly operating costs cannot be directly compared.
Our experienced consultants take care of all the details concerning your rental agreement so that the effort for you remains as low as possible.
Housing location: Ideal housing location with versatile infrastructure
An ideal location of the rented apartment is oriented towards the private, professional and family needs of the tenant. They change in the different phases of life from starting a family up to the period of life following working life. At a young age, daycare, kindergarten and the educational system are at best the ultimate, right up to the university in the town or in the vicinity. In later years, the connection to public bus and rail transport is helpful to decisive; and in the case of a physical handicap with limited mobility, the ground floor apartment or an elevator in a multi-storey apartment building can be decisive for a high quality of living. Over the course of years and decades, the infrastructure with retail, medical care or recreational facilities can change both positively and negatively. Even the immediate surroundings with the neighbours cannot be influenced in an apartment building with several to numerous tenants. The tenants have to come to an arrangement with each other and also comply with the house rules issued by the landlord, which apply equally to all.
Rental costs: depending on the individual rental property
The apartment rent as a total sum for the accommodation results from the cold rent per m² living space according to the rental agreement plus the ancillary costs, also called operating costs. These are paid as a lump sum in monthly instalments and settled at the end of the calendar or contract year. This results in either a claim for reimbursement or a subsequent payment for the tenant. A reference point for the cold rent is the rent index valid for the municipality of residence. If this is not available or not available in the current version, the cold rent is based on the “comparative rents” of other comparable rental objects.
Examples of incidental costs according to the BetrKV include
- public encumbrances of the property such as the property tax
- Water supply with fresh water/tap water and drainage of dirt/used water
- Costs for heating and hot water preparation
- refuse collection
- street cleaning
- Garden maintenance in a residential complex
- Winter road clearance on the public sidewalk in front of the rental property
- chimney cleaning
- elevator maintenance
- Common antenna or cable connection
- building insurance
- ….. and others according to individual rental situation
Type of apartment: choice from basement to maisonette
Our clients can choose from different types of apartments in our portfolio. These would be among other things
- granny annexe
- Two-storey rented apartment
The type of dwelling is determined among other things by equipment and furnishings. Examples are the barrier-free rented apartment, sustainable living under the aspect of energy efficiency or a multi-room apartment of well over 100 m² for the large family of two or three generations. For wheelchair users, there is no basement or maisonette; they need either ground-level access to the apartment or a wheelchair-friendly elevator and extra-wide doors inside the rented apartment.
Apartment section: layout of the rented apartment with its living and utility rooms
Room layout and apartment layout largely determine the way in which the rented apartment can be used – or not. At the centre are the living area with the living room, the sanitary facilities, kitchen, hallway and entrance hall as well as other living rooms such as bedrooms, children’s rooms or a study. The hobby chef attaches great importance to a spacious living/dining area, while the study is becoming increasingly important as a home office. Here are all connections for communication technology including W-LAN for all other rooms. Transit rooms are rather unfavourable in the living area. Although a square or rectangular room and apartment is not very spectacular, it is best suited for furnishing with furniture and household goods.
Moving house: this is what you need to read and pay attention to
The legal basis is the rental agreement. A move from the previous to the future rented apartment should be as seamless as possible, i.e. without overlapping the two tenancies; each day costs cash. The notice periods for landlords and tenants are quite different. According to the German Tenants’ Association [DMB], the tenant can always terminate an unlimited rental contract with a notice period of three months, regardless of the previous rental period. A final legal security offers the information of the local tenant association. In principle, the existing tenancy agreement should only be terminated when the new tenancy agreement is legally binding. For this purpose, it must be signed by both parties.
Things to know about the new rental apartment before signing the contract
A first, but by no means complete list of questions makes it clear what needs to be thought of when moving into a new rented apartment.
- Fixed move-in date with key handover
- Amount of the rent deposit [three month cold rents are maximum permissible].
- Type of deposit payment [cash, bank transfer, bond insurance, surety bond, …..]
- Types of operating costs and monthly instalment payments with allocation to each individual type of cost
- Type of heating [fossil or regenerative] and amount of monthly advance payment for heating costs
- Presentation of the energy certificate as a legal obligation of the landlord
- Window glazing [single, double, triple]
- Building substance of the existing property [building mould inside the apartment and on the front of the building]
- Date of the last modernisation of the existing property
- Pets allowed Yes/No
- Insight into the current house rules
- ….. and other according to individual rental situation
Please do not hesitate to contact us if you have any questions about our rental apartment.
Preparation for the apartment inspection with documents and information
Apart from a good personal overall impression, today’s landlords expect the following documents to be presented
- tenant self-disclosure about the economic situation of the potential tenant
- Rental debt exemption certificate of the current lessor
- Schufa-Selbstauskunft with the Schufa-Score as proof of creditworthiness [concerns only expenses, not revenues].
- Identity card or passport with current proof of residence [for non-German prospective tenants].
- Proof of income including employment contract [not usual everywhere, but understandable; the landlord has an interest in knowing whether the tenant receives transfer payments or generates a regular earned income].
These contents must be included in the rental agreement
If landlord and prospective tenant are generally in agreement, then the tenancy agreement must be concluded now. As a rule, the landlord has a pre-formulated sample contract, which is supplemented in relation to the rented apartment.
To the obligation contents of each renting housing contract belong
- Beginning of the tenancy with reference to a limited/unlimited term
- Number and type of residential and utility rooms and their total size in m²
- Cold rent per m² and in total
- Service charges with list of cost elements and amount of monthly advance payment
- Staggered rent with regular increase in cold rent Yes/No
- Beauty and small repairs with an annual minimum amount as the tenant’s own contribution
- Landlord’s waiver of termination [§ 573 BGB] for a certain period of time
- ….. and others according to individual rental situation
If everything is as it should be, the rental agreement will be signed in duplicate by the landlord and the tenant. As a rule, both sit opposite each other. Each one receives a signed copy of the contract.
Now, and only now, the new tenant can terminate the old lease!