helping with housing is helping to stay a housing guidebook for all

HELPING WITH HOUSING IS HELPING TO STAY
A HOUSING GUIDEBOOK FOR ALL (CASES)
Sehr geehrte Damen und Herren!
Jährlich wenden sich 2500 Personen hilfesuchend an das Netzwerk Wohnungssicherung. Eine gesicherte Wohnmöglichkeit
ist die Grundlage für ein selbstbestimmtes
Leben und Voraussetzung, sich den täglichen
Anforderungen des Lebens stellen zu können.
Eine gesicherte Wohnumgebung ist aber
auch Grundlage für erfolgreiche Integration.
Als Hilfestellung und Unterstützung für
gefährdete Haushalte, aber auch als Unterlage für Gemeinden, Hausverwaltungen
und Beratungseinrichtungen hat der Verein
Wohnplattform diesen sehr praxisbezogenen
und klar gestalteten Wohnratgeber für Alle
(Fälle) in 6 Sprachen erstellt.
Als Sozial- und Gemeindereferent des Landes
unterstütze ich den Druck und die Verteilung
dieser Unterlage und bin sicher, dass damit
eine weitere präventive Maßnahme zur Wohnungssicherung und zum besseren Miteinander zur Verfügung steht.
CONTENTS
1
FLAT-HUNTING
Before you start looking for a flat
You are looking for a flat
Inspecting a flat
Renting a flat
Housing benefit
2
IN THE FLAT
Proper heating and ventilation
Energy saving
Waste separation
Assistance with housing problems
3
MOVING OUT AND HANDING OVER OF THE FLAT
4
FURTHER INFORMATION, SUPPORT AND HELP
Herzlichst,
Ihr
Josef Ackerl, Landeshauptmann - Stv.
Before you start looking for a flat
Before you actively start looking for a flat, you should absolutely
consider the following:
•
•
•
•
How much monthly rent can I afford? Remember to account for additional
operating expenses such as energy, phone, household insurance, etc
Which initial cost (share of construction costs, deposit, first month‘s rent,
etc.) do I have to expect and can I afford it?
What floor area do I require? Do my ideas correspond with my financial
situation?
Where should the flat be located? Accessibility of infrastructures like public
transport, nursery schools, schools, local suppliers, etc. should be taken into
consideration.
•
Gross rent (Bruttomonatsmiete) plus operating costs (Betriebskosten)
(water, sewerage, refuse collection service, real estate tax, cleaning, electricity for public areas, etc.). All these must be paid to the landlady/landlord in
advance each month (also when you receive your salary on the 8th or 15th of
the month!)
Bills for electricity and heating (Strom und Heizkosten). These costs strongly depend on your consumption behaviour. When you are renting a flat,
you can save a large amount of money, if you are careful about your energy
consumption (electricity, heating)!
Do not forget about the expenses for radio, internet, TV and household
insurance!
1
•
FLAT-HUNTING
„What is a flat going to cost me?“
Deposit (Kaution). A deposit has to be paid for the case that the tenant
fails to meet his liabilities for rent or damage. Normally it amounts
to two or three month‘s rent (maximum permitted: six month‘s gross
rent). The landlord/landlady does not return the deposit including any
accrued interest, before the rental property is handed over in the agreed
condition (see tenancy agreement!).
•
Share of construction costs (Baukostenbeitrag). In a subsidized flat, a
share of the construction costs has to be financed with the tenants own
resources. This share decreases by 1% each year and is repaid when the
tenant moves out.
•
Membership fee (Mitgliedsbeitrag). Sometimes housing associations
charge a membership fee
•
Commission (Vermittlungsprovision).If you engage an estate agent to find a flat for you, a commission of up to three month‘s rent has to be paid.
•
Fee charging (Vergebührung). The tenant also has to pay the fees charged for the tenancy agreement by the tax authorities.
•
First month‘s rent (1. Monatsmiete). This also has to be settled before
being handed over the flat.
FLAT-HUNTING
•
Sample calculations for renting a flat:
1
„Which one-time costs do I have to expect when renting a flat?“
The first and the most important step: Get registered
with a (nonprofit) housing association or your municipality as someone who is looking for a flat.
It is also possible to get registered with several housing
associations. Normally, possible registration fees will be
refunded with the 1st rent or when you withdraw your
registration. Do not be put off by a long waiting period. If
you never get registered, you will never get a flat!
Further information on - and contact details for housing
associations offering rental objects in your desired location, can be obtained from your municipality.
If you urgently need a flat,
you can approach the private
housing market. But, accorSome housing associations have special entrance rules for ding to experience, in most
non-EU citizens, just as some municipalities have certain cases limited tenancy agreepremises for a registration for council housing. Informati- ments throughout at higher
on on this is directly available from the respective munici- prices are offered there.
palities and housing associations.
9 | If you are looking for a flat in the private housing market:
Regularly read newspaper
advertisements
Quickly arrange a date for
inspecting the flat
(cheap flats are in great demand).
Pay attention to the
commission of estate agents
Advertise in newspapers/online,
or place ads on bill-boards in
supermarkets, municipalities,
universities, etc.
Caution: such advertisements
should be free of charge or at
least very cheap.
Hint: Note that buying necessary household equipment and furnishing
(e.g. kitchen, home appliances, lamps, bed) also costs money. Normally,
you are not obliged to buy furniture from the previous tenant! Cheap
second hand furniture can be purchased from social facilities.
Municipalities and social counselling centres provide further information.
Hint: Make sure that you have the right to terminate your contract, also
when it is a limited agreement.
FLAT-HUNTING
You are looking for a flat
A HOUSING GUIDEBOOK FOR ALL (CASES)
1
HELPING WITH HOUSING IS HELPING TO STAY
Inspecting a flat
Renting a flat
By all means take the time to inspect the flat properly, so that you can notice all eventual
deficiencies in the flat (like for example water spotting, floor damages, cracks in sanitary
installations, mould etc.). It would certainly be helpful to take a second person with you.
Discuss any uncertainties with your landlady/landlord or custodian.
Important: Without a tenancy agreement in written form you will not receive
housing benefit!
FLAT-HUNTING
Hint: Compare your answers to these questions with the ideas you had before you
started looking for a flat!
Checklist for taking over a flat
• Receipt confirming the payment of the initial cost
• Signature on the tenancy agreement
• Received all the keys to the flat
• Handover certificate: composed by the landlady/landlord and yourself!
It is absolutely necessary to record the condition of the flat, respectively to take pictures of the pre-existent deficiencies. Thus, when moving out, you cannot be held liable for deficiencies which have already
been there before you moved into the flat.
• Find out the meter reading of electricity and heating
1
Checklist for inspecting a flat
• How big is the flat?
• What is the condition of the flat? (check the sanitary installations,
walls, floor, windows, doors, hot water tank, therm, etc.)?
• How much are the monthly rent, operating costs and initial cost?
• How much did the previous tenant pay for electricity and heating?
• How are the connections to infrastructures, e.g. public transport?
• When can you move in?
• If you have pets: are they allowed in the property?
Hint: Before you sign any contract, read it thoroughly. If there are any
uncertainties, always ask and do not let yourself be forced into signing!
The legal aid office of the labour chamber (“Arbeiterkammer”) provides
free advisory on questions concerning housing. All institutions of the
tenant‘s rights association offer this service for a fee (membership).
Housing benefit
As a main tenant of a rented property (also private renting) you are entitled to
housing benefit from the state Upper Austria, provided that your written tenancy agreement has been fee charged by the tax authorities and you meet certain
requirements. On application, the housing benefit is granted (up to six months
backdated) for one year.
The application form and further information is obtainable at the housing association department of the state Upper Austria (see address section).
FLAT-HUNTING
Non-EEA citizens can receive housing benefit under these conditions:
• If they have lawfully had their main residence in Austria for more than 5
years without interruption, and
• receive salaries which underlie the income tax, or
• have practised a gainful employment and thus have contributed to the public social insurance in Austria and henceforth draw benefits from it.
1
Immediately after taking over the flat
• Register your new principal residence with the responsible municipality within
3 working days
• Notify the electricity/gas/district heating companies (do not put part payment
amounts too low in order to avoid high additional payment)
• Make a forwarding request for your letters
• Notify the telephone-, cable- and internet provider of your address change
• Notify the employer, job centre, bank, insurance companies, health insurance
company, social assistance office, nursery school, etc. of your address change
• Effect a household insurance
• Register/transfer the registration of your car (within one week)
• Apply for housing benefit
Proper heating
• Keep your thermostat turned off during your daily routine of ventilation
• Do not tilt the windows: when the windows are tilted warmth is lost constantly,
which leads to higher heating costs!
• Do not hide the heaters behind curtains and furniture: thereby the capacity of the
heaters is reduced.
• Ventilate the heater regularly
• Do not completely turn off the heater during the night or in your absence, in order to
avoid that the outer walls cool off
• Have the gas-fired hot-water tank, tankless water heater or boiler in your flat maintained by a professional on a regular basis
Hint: Do NOT let your laundry dry in the flat, but use the designated drying room or let it dry outside. Humidity could rise in the flat and mould
could be formed.
Despite all these measures you still have mould in your flat? Try the old
household remedy of fighting mould with “Vinegar water”. Mix water
with a little vinegar and rub it with a wet cloth at the spots effected. Repeat this procedure for several days.
IN THE FLAT
We spend most of the day in a closed room. Thus, sufficient provision of breathable air
and a comfortable room temperature are very important. Especially in the winter months
mould problems could come up. This can only be prevented by proper heating and ventilation.
Proper ventilation
• Ventilate the whole flat at least twice a day; with all the windows completely opened for 5 to 10 minutes
• The colder it is outside, the shorter you have to ventilate. In transitional
times (spring/autumn) ventilate more often than in winter
• Ventilate bedrooms, kitchens and bathrooms particularly careful
• Keep all windows closed when you are not ventilating the flat
• Allow steam (for example from cooking, ironing, bathroom etc.) to evaporate out of the flat as quickly as possible
• When it is raining you also have to ventilate the flat!
2
Proper heating and ventilation
Energy saving
Basic principle: Energy saving pays off! It is not only easy on the environment, but on your budget as well.
Simple energy saving tips:
• New appliances of the category A+ are often much more energy efficient than
old ones
• Avoid using the stand-by mode of appliances
• Use energy-saving lamps instead of conventional bulbs
• Try to always cover your pots while cooking
• Take a shower instead of a bath
• Do not overheat the rooms
IN THE FLAT
2
A
B
C
D
E
F
G
Hint: Detailed information and various leaflets on energy saving are available from
the Upper Austrian energy saving organisation (see address section).
Waste separation
Upper Austria has an excellently organised collection system for waste. That makes a useful utilization of the separated waste possible.
The waste is separated into the following categories:
Bio Waste
Glass
Metall
Paper and Cardboard
Residual Waste
Synthetic- and Composite Materials
A few simple tips on how to avoid waste and how to dispose of it:
•
•
•
•
•
•
Prefer reusable articles and reusable packaging
Use your shopping bags several times
Avoid products with extensive or environmentally problematic packaging
Just buy the amount of food that you really need
Cancel unnecessary advertisements
Do not dispose waste into your WC
Hint: Avoiding waste or separating refuse correctly reduces operating costs and
helps the environment.
2
Caution: Bulky refuse and hazardous waste (for example dye, varnish, drugs, batteries, tyres, …) are not to be disposed with the domestic waste, but have to be disposed in a waste recovery centre. Normally, you can call to fix a date for the collection
of bulky waste without charges.
Leaving bulky waste on the pavement without a fixed collection date is NOT permitted and is a criminal offence.
IN THE FLAT
Make sure that you always separate your waste correctly and dispose it in the right containers. Information can be found on the containers and is also provided by your municipality or by the waste disposal company.
Assistance with housing problems
Eviction
Problems in the flat
Three major reasons why the landlady/landlord could terminate the tenancy
agreement early, are:
• The rent is not paid on time (despite warning)
• Unbearable behaviour (for example disturbance, reckless behaviour against
neighbours),
• Serious abuse of the property (neglecting the flat, defiance of the tenancy
agreement…..)
If there is a problem with the neighbours, it is always advisable to seek a dialogue at first.
Mutual understanding and consideration are the basis for a good neighbourhood!
Information on duties and rights of tenants and landladies/landlords is available from your
custodian, from a tenant consultation body (see address section) or on the internet.
Hint: Regularly check the bill-board in your house. There you can find up-to-date
notices and information from your landlady/landlord.
Television
Remember that not all the landladies/landlords will permit a parabolic reflector to be
mounted on the outer walls. Because of this you should ask your custodian/landlady/
landlord about the possibility to get cable TV in the flat early enough.
The landlady/landlord can only terminate the tenancy agreement by a court
order. If the landlady/landlord terminates or intends to terminate the tenancy
agreement, contact the responsible social counselling centre, municipality or
institution of the network for security of tenure.
Addresses of these institutions are listed in the chapter “Further information,
support and help”
Hint: It is not disgraceful to seek for help or support when you are in
need. If you are running the risk of being evicted from your flat, do not
hesitate to seek for help – the earlier the better.
IN THE FLAT
Should any problems or damages, for which the tenant can be held responsible, occur in
the flat anyway, please contact the janitor/custodian/landlady/landlord first.
2
The house rules give you guidelines concerning rest periods, tidiness, cleanliness, security
or keeping of animals. If you stick to these guidelines you can already avoid many problems in the flat and with your neighbours.
Hand over the flat to the landlady/landlord in a proper condition as agreed upon in the
tenancy agreement. You can only personally hand over the flat to the landlady/landlord.
If the flat is orderly returned, you are entitled to get back your deposit or the building contributions you have made. The tenant is only responsible for damages if the flat has worn
out excessively or was misused.
It is not mandatory to the new tenant to buy the furniture in the flat. If there is interest, a
written agreement will be very useful.
Hint: Enquire at your custodian, a tenant consultation
service (see address section) or consumer protection
board if anything is unclear to you.
MOVING OUT AND HANDING OVER OF THE FLAT
A termination of the tenancy by the tenant can only be done in writing. Pay attention to
the cancellation period which is specified in the tenancy agreement.
Checklist for moving out of the flat:
• Orderly return the flat (handover certificate) and return all the keys
• Stop or reregister the electricity, Gas, district heating (read the meter)
• Stop or reregister the telephone, cable–TV, Internet etc…
• Notify the registration office in the municipality
• Forward the new address to the banks, insurance, employer etc..
• Arrange that your letters are forwarded to your new Address
• Instruct the bank to cancel the standing order
3
Moving out and handing over of flat
Mieterschutzverband Österreichs
Lederergasse 21
4020 Linz
0732/771288
www.mieterschutzverband.at
Linz, Linz-Land,
Wels, Wels-Land, Eferding, Grieskirchen
Verein Wohnplattform
Harrachstr. 54
4020 Linz
0732/603104
delo@verein-wohnplattform.at
Mietervereinigung Österreichs
Noßbergerstr. 11
4020 Linz
0732/773229
www.mietervereinigung.at
Mieterhilfe-Telefon
Informationen und Beratung rund
um das Thema Wohnen
01/4000-8000
Schlichtungsstelle für Wohn- & Mietrechtsangelegenheiten der Stadt Linz
Bezirksverwaltungsamt
Hauptstr. 1-5, Neues Rathaus
4041 Linz
0732/7070
schlichtungsstelle@bzva.mag.linz.at
AK Oberösterreich
Volksgartenstr.40
4020 Linz
050/6906-0
info@akooe.at
www.arbeiterkammer.at
Amtstage beim Bezirksgericht
Dienstags kostenlose Auskunft in
Rechtsfragen
Rechtliche Informationen im Internet
www.help.gv.at
Freistadt, Perg, Rohrbach, Urfahr-Umgebung
Arge für Obdachlose REWO - regionale Wohnbegleitung
Goethestr. 93
4020 Linz
0650/8107374, 0650/8107375
rewo@arge-obdachlose.at
Gmunden, Vöcklabruck
Wohnungslosenhilfe Mosaik
Hauptstr. 34
4802 Ebensee
06133/7051-40, 0699/81350839
mosaik.ebensee@sozialzentrum.org
Steyr, Steyr-Land, Kirchdorf
Verein Wohnen Steyr
Blumauergasse 29
4400 Steyr
07252/47324
netzwerk.wohnungssicherung@utanet.at
Braunau, Ried/Innkreis, Schärding
Caritas für Menschen in Not
Riedholzstr. 15a
4910 Ried/Innkreis
07752/81198-10
information@caritas-linz.at
energy saving (Energiesparen)
Amt der OÖ Landesregierung
OÖ Energiesparverband
Landstr. 45
4020 Linz
0732/7720-14380
office@esv.or.at
www.esv.or.at
Energiespar-Hotline
0800/205206
AK Oberösterreich
Volksgartenstr. 40
4020 Linz
050/6906-0
housing benefit (Wohnbeihilfe)
Amt der OÖ Landesregierung
Direktion Soziales und Gesundheit
Abteilung Wohnbauförderung
Bahnhofplatz 1
4021 Linz
0732/7720-14140
wo.post@ooe.gv.at
Caritas-MigrantInnenhilfe
Hafnerstr. 28
4020 Linz
0732/7610-2368
www.caritas-linz.at
Hier erhalten Sie auch Informationen über
regionale Angebote.
Volkshilfe Flüchtlings- und
MigrantInnenbetreuung
Integrationszentrum Linz
Stockhofstr. 40
4020 Linz
0732/603099
www. Volkshilfee-ooe.at
vhfb_integrationszentrum@volkshilfe-ooe.at
Hier erhalten Sie auch Informationen über
regionale Angebote.
Migrare
equal treatment (Gleichbehandlung)
Humboldtstr. 49
4020 Linz
070/667363
www.migrare.at
e-mail: office@migration.at
Gleichbehandlungsanwaltschaft
Regionalbüro OÖ
Hier erhalten Sie auch Informationen über
regionale Angebote.
Mozartstr. 5/3
4020 Linz
0732/783877
www.gleichbehandlungsanwaltschaft.at
Antidiskriminierungsstelle Oberösterreich
FURTHER INFORMATION, SUPPORT AND HELP
institutions of the network for security of tenure
(Einrichtungen des Netzwerks Wohnungssicherung)
0732/7720-11737
www.land-oberoesterreich.gv.at/thema/antidiskriminierung
4
tenant consultation bodies
(MieterInnenberatungsstellen)
Lembach
Schärding
Altheim
Mattighofen
Freistadt
Unterweißenbach
Hellmonsödt
Gramastetten
Gallneukirchen Pregarten
Ottensheim
Pabneukirchen
Eferding
Linz
Zell/Pram
St.Georgen/G. Schwertberg
Leonding
Grieskirchen
Grein
Perg
Hörsching
Enns
Traun
Marchtrenk
Haid
Ried/Innkreis
St.Florian
Wels
Gunskirchen
Neuhofen/Krems
Baumgartenberg
Gaspoltshofen
Thalheim
Lambach
Ansdorf
Braunau
Haslach
Bad Leonfelden
Esternberg
Obernberg
Gefördert aus Mitteln des Europäischen Sozialfonds und
aus Mitteln des Landes Oberösterreichs.
Peuerbach
Ostermiething
Feldkirchen/D.
Kremsmünster
Schwanenstadt Eberhartszell
AttnangPuchheim
Vöcklamarkt
Lenzing
Vorchdorf
Laakirchen
Gmunden
Steyr
Sierning
Garsten
Grünburg
Kirchdorf
Impressum
Mondsee
Windischgarsten
Bad Ischl
Verein Wohnplattform
Harrachstr.54
4020 Linz
ZVR: 683864064
www.verein-wohnplattform.at
Bad Goisern
Layout:
Martin Nausner, www.digigrafia.net
3. Auflage
Linz, Juni 2010
FURTHER INFORMATION, SUPPORT AND HELP
Rohrbach
Wir danken allen an der Erstellung Beteiligten für die Mitarbeit
und finanzielle Unterstützung.
4
social counselling centres in Upper Austria (Sozialberatungsstellen in Oberösterreich)