Answers to Frequently Asked Questions

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Especially since recent ORF reports (in particular Report of 22 July 2025), there has been widespread alarm about a possible obligation for landlords to refund indexation increases to tenants, possibly even retroactively to the start of the tenancy. 

A sober look at the current situation gives the following picture: 

The discussion began two years ago with judgments in association proceedings (put briefly, these are not about the individual payment claims of a single tenant, but about the general, abstract validity of standard rental agreement provisions or breaches of consumer protection law). Two clauses in particular were found to be unlawful: 

First, the index succession clause (which index applies if the CPI is no longer published), and second, a missing two-month clause, i.e. a provision that expressly excludes an increase for the first two months of the contract. 

Special rules apply to the courts in these association proceedings, in particular the principle of the "interpretation most hostile to the customer" of the contract provision under review and the exclusion of "validity-preserving reduction" (that is: an invalid provision is not to be reduced to the permissible extent). 

The situation is different in individual proceedings, i.e. when an individual tenant claims repayment of paid index increases from the landlord. So far there are only a few relevant individual proceedings, and the decisions available to date give landlords reason for (cautious) optimism in many cases. 

As for the ruling of the Constitutional Court (VfGH) that made waves in July 2025, it should be noted that this ruling has no particular significance for the state of the discussion. It merely clarified that the relevant statutory provisions on consumer protection in Austria are not unconstitutional. A different outcome was realistically not to be expected. 

The federal government already announced in its government programme, and again on the occasion of the Constitutional Court decision in recent weeks, that it will enact a statutory regulation on this topic, which should be awaited first. Such a regulation was announced for the coming autumn. 

The claims now arriving from individual tenants must be examined case by case, in light of the specific statutory framework (full application of the MRG? application of the KSchG?) and the indexation arrangements agreed in the individual case. At least until the statutory regulation is available, any tenant claim raised now will only have to be granted in exceptional cases. 

It remains exciting, and we will keep you up to date. 

In view of the discussion on indexation, we have also revised our rental agreement templates, largely in line with the recommendations of the Austrian Economic Chamber.

Electricity prices in Austria fluctuate widely – and many households are still paying too much. Switching to a cheaper provider is easier than ever, yet many people do not take advantage of it. Why is that? We show you how to switch your electricity provider in just a few minutes – and save in the long term.

Why switching makes sense

Prices have stabilised since the energy crisis, but:
Many tariffs are still well above the market price. Anyone who does not compare and switch regularly often pays hundreds of euros too much – every year. The new grid costs will also contribute to further price increases.

Switching provider brings:
• Significantly lower electricity costs
• Attractive new-customer bonuses
• More transparency about your own consumption
• If desired: 100% green electricity from Austria

How switching works – in 3 simple steps
1. Go to a comparison portal
Use reputable platforms such as the E-Control tariff calculator or durchblicker.at.
Enter your postcode, estimated annual consumption and, if applicable, preferences (e.g. green electricity).
2. Choose a provider
The portal lists the cheapest tariffs including all bonuses. Pay attention to:
• Contract term and notice period
• Price guarantee (ideally at least 12 months)
• Customer reviews
3. Switch online – done!
The new provider takes care of cancelling with your old provider for you. There is no interruption in the electricity supply – you will not notice the switch apart from the lower bill.

How long does it take?
Switching takes 5 to 10 minutes online. The changeover usually takes place within 2 to 3 weeks. No technician is needed, no meter change – and there are no additional costs.
Extra tip: check notice periods
Many older contracts include long commitments or automatic renewals. Therefore check your latest electricity bill or your customer portal. With tariffs that have a monthly notice period, you are maximally flexible.

Conclusion: switching pays off
Anyone who switches electricity provider often saves several hundred euros per year – without any effort. Thanks to digital portals, automatic cancellation and legal protection, switching is now as easy as shopping online.

Members of the European Parliament have recently presented a legislative proposal for stricter regulation of short-term rentals (STRs) via platforms such as Airbnb and Booking. The aim is a uniform EU directive with minimum standards – and this is also of interest to Austrian owners. We explain how simple the implementation is – and why you should get informed now

Uniform registration: transparency instead of a grey area
The planned directive provides for a simple online registration obligation – including a unique registration number that must in future be visible in every listing. Authorities are to be able to access the data directly from digital platforms – monthly, or quarterly for very small providers.
Strengthening authorities: an end to illegal offers
Local authorities will in future receive extended powers: they can remove unauthorised listings, suspend registration numbers or oblige hosts to update their details. Platforms must actively remove illegal content and reliably verify information.

What does this mean specifically for Austria?
• The EU regulation must be implemented 24 months after it enters into force – in Austria, therefore, at the earliest from May 2026 (source: Council of the European Union).
• A key advantage: uniform standards instead of unclear local rules.
• For landlords this means: registration obligation, mandatory display of the number, regular reporting of rental activity to the authorities.

Why is the effort manageable?
• Platform-based registration runs automatically and digitally.
• You do not have to deal with any cancellation process – on the contrary: platforms increasingly provide hosting support.
• Authorities and portals use standardised data formats, which makes administration easier.

What should you do now?
1. Preparation: Check whether your property is offered or planned as a short-term rental.
2. Plan the registration: Have documents ready (address, proof of ownership, etc.) so that registration works as soon as it becomes possible.
3. Seek legal advice: especially if you rent commercially or special rules apply in your municipality.
4. Establish communication with the authorities: on site or via platforms – also to identify local restrictions early.

Within three days of moving into your new accommodation, you must register with the responsible municipal office or, in Vienna, the district office (Magistratisches Bezirksamt). For this you need the registration form (Meldezettel) and a valid ID. The form is available online, from the registration authority and at some tobacconists. Please note that a separate form must be completed for each person living in the household. Further information is available at help.gv.at.

The deregistration and re-registration of district heating, gas and electricity is handled by us as property management. Before you hand back your old apartment, please read the meters. For a tariff comparison and further information, you can use the E-Control tariff calculator.

With the SEPA direct debit mandate we can collect the monthly rent and operating costs directly from your bank account. You can download the form here.

• Ventilate properly: Avoid permanently tilted windows. Instead, ventilate several times a day by opening the windows fully for a short time (shock ventilation).
• Lower the room temperature: Reducing the room temperature by 1°C can cut heating costs by around 6%.

• Reduce moisture: Do not dry laundry in the apartment and reduce the number of houseplants.
• Ventilate regularly: Make sure the air is exchanged regularly to carry moisture away.
• Check maintenance joints: Regularly inspect silicone or acrylic joints in damp rooms and renew them when necessary to avoid moisture damage.

For further information or specific concerns, you can reach us on +43 1 535 36 19 or by e-mail at office@bereal-immobilien.at. Our office hours are Monday to Thursday from 8:00 am to 4:00 pm and Friday from 8:00 am to 12:00 pm.

Please report damage or repair needs in writing to our office or via our online form. In emergencies (burst water pipe, power failure) you can reach our emergency service at the telephone number on your building information board.

An emergency is:

- Burst water pipe

- Power failure in the entire residential building

- Heating failure in winter

- Imminent danger (e.g. falling building parts)

In such cases, please contact our emergency service immediately.

The annual operating cost statement is usually issued between May and July of the following year. You will receive it in writing by post or, on request, digitally.

• Water, sewage, waste
• Building cleaning, caretaker
• Lift operation
• Insurance
• Administration costs in accordance with the Austrian Tenancy Act (MRG)

The house rules govern how residents live together in the building. You will find them in the entrance area or receive them when you move in. Please note in particular:

- Quiet hours (10 pm to 6 am)

- Pets by arrangement

- No storing of items in the stairwell

Please report the loss immediately. Depending on the locking system, cylinders may have to be replaced. The cost of this is to be borne by the tenant.

All structural changes (e.g. floor coverings, wall openings, satellite dishes) must be approved by the property management in advance. Please send us an informal request with a sketch or plans.

Please send us your new bank details in writing or by e-mail with a signature. Alternatively, you can fill out an updated SEPA form.

Notice of termination must be given in writing, observing the notice period agreed in the contract (usually 3 months). Please note:

- Coordinate the handover date

- Return the apartment broom-clean

- Handover report on return