Journal
Eight fields for purchase, sale, leases, data room, conversion, renovation, management and handover.
Landlord fails to carry out maintenance work: court order and deadline
Who may apply under section 6 MRG, where the procedure starts and what deadline applies to the maintenance work.
Tenant's Notice of an EV Charging Point: The Landlord's Two-Month Response under Section 9 MRG
When a main tenant gives notice of an EV charger, check whether § 9 MRG applies, when the notice reached the landlord and how the two-month period runs.
Challenging a municipal tenancy decision: court application and four-week deadline
What follows a municipal tenancy decision under sections 39 and 40 MRG? Court application within four weeks, suspension and the three-month option explained.
Water supply system in an apartment building: self-monitoring, maintenance records and authority access
Water supply systems in Austrian apartment buildings: section 5 TWV duties, maintenance records, retention and steps after non-compliance.
Statutory indexation of Category D rent: adjustment limits from 2026 to 2028
Category D rent in an Austrian apartment building: statutory ceilings from 1 April 2026, annual indexation through 2028 and income forecasting.
Chimney sweep charges extra services in an apartment building: required scope and maximum tariff
A chimney sweep invoice should be checked by required scope, tariff item, extra instruction and the applicable Austrian maximum tariff.
Rat infestation in an apartment building: pest control and structural causes
Rat infestation raises two separate questions: who must arrange pest control and who must repair structural entry points? An overview under Austrian tenancy law.
Apartment granted on revocation: distinguish a precarious loan from a lease
An apartment is provided free of charge without a fixed term. Section 974 ABGB explains when a precarious loan exists and how return is prepared.
Apartment building in equal co-ownership: court selects manager without a majority
Equal co-ownership of an apartment building: section 836 ABGB assigns the manager selection to the judge when no voting majority exists. Prepare the records.
Caretaker is unavailable: substitutes and cost reimbursement under old contracts
Section 17 HbG for caretaker employment contracts concluded before 1 July 2000: who arranges a substitute, when costs are reimbursed and what applies to the service flat.
Condominium-converted apartment building: manager's related contractor and three quotations
Section 20(4) WEG for a condominium-converted apartment building: disclose a manager's related contractor, obtain three quotations and document the owners' decision.
Provisional rent increase, works not carried out: claiming a refund with interest
When a provisional increase under section 18a MRG must be refunded, which additional amounts are covered and how owners and tenants review the performance obligation.
Accidental damage in an apartment building: restoration from insurance benefits
Accidental damage makes rented rooms unusable: section 7 MRG, insurance benefits, restoration, access and documents for tenants and landlords.
Landlord change before the service-charge statement: accounting year, claims and payment
What a sale of an apartment building means for the open service-charge year, records, credits and additional tenant payments.
Defective water riser in an apartment building: maintenance duty, access and costs
A defective vertical water riser in an apartment building raises questions under section 3 MRG about maintenance, access, rent reduction and costs.
Restaurant premises in an apartment building: noise, sound insulation and retrofit
Noise from restaurant premises in an apartment building: section 79 GewO, sound insulation, technical retrofit, deadlines and tenancy implementation.
Sham sublease in an apartment building: when section 2(3) MRG opens main-tenant protection
A complete sublease can indicate an attempt to circumvent tenant rights. Section 2(3) MRG explains the review, evidence and consequences.
Water meters in an apartment building: when consumption may replace floor-area allocation
Water meters in an Austrian apartment building: agreement, measurement and allocation of consumption-based costs under section 17 MRG.
Housing ban after an authority order: effects on the lease
Housing ban after an Austrian authority order: review rent, access, maintenance, termination and evidence in an apartment-building tenancy.
Rent increase under section 46a MRG for commercial premises: staged plan and evidence
Section 46a MRG provides a staged rent increase for specific older commercial leases. This guide explains the conditions, calculation and evidence.
Two co-tenants, one moves out: lease amendment, liability and termination
One co-tenant leaves and the other wants to stay. This article explains a lease amendment, liability until release and the review of termination.
Unbearable conduct in an apartment building: termination, evidence and warning
When conduct in an Austrian apartment building may justify termination, which evidence matters and what a written warning can achieve.
Partial subletting in an apartment building: consent, overcrowding and burden
Partial subletting in an apartment building: when may the landlord refuse consent? Section 11 MRG, overcrowding, rent and house peace are decisive.
Boiler repair in a rented apartment: landlord maintenance duty in an apartment building
Who pays for a rented heating boiler repair in an apartment building? § 3 MRG, § 1096 ABGB, WRN 2015 and the necessary records.
The head lease ends: notice and protection for the subtenant
When a head lease ends, a subtenant may face urgent questions. This guide explains notice, section 568 ZPO, objections and practical next steps.
Rent increase after renovation in an apartment building: costs, subsidies and allocation
How to assess a rent increase after renovating an Austrian apartment building: costs, subsidies, section 16(10) and section 18 MRG.
Garage parking space in an apartment building: tenancy classification and termination
Does a garage parking space belong to the flat or have its own lease? Classification, termination, return and transfer in an apartment building.
Lift outage in an old building: rent reduction and maintenance duty in an apartment building
An existing lift in an old building is out of service: section 3 MRG, rent reduction under section 1096 ABGB, access, evidence and purchase-price risk.
Landlord's own use in an apartment building: urgent need, replacement housing and balancing of hardship
Landlord's own-use termination in an Austrian apartment building under sections 30(2)(8) and (9) MRG: urgent need, hardship balancing, replacement housing and evidence.
Property tax assessment in an apartment building sale: owner change and internal allocation
Property tax assessment in an Austrian apartment building sale: allocate the notice, owner change, effective date and internal settlement.
Death of a main tenant in an apartment building: succession and household membership
After the death of a main tenant, section 14 MRG addresses succession by close relatives, a shared household, urgent housing need and notice to the landlord.
Pending rent review in an apartment building: conciliation, refund risk and contract guarantee
Pending rent review proceedings can shape refund risk, guarantees, retentions and disclosure in apartment building deals.
Premises safety in an apartment building: common areas, liability and purchase
Premises safety covers entrances, stairs, courtyards and technical systems. Review and documentation reduce liability and purchase risks.
Change of owner in an apartment building: leases, notice and management handover
Change of owner in an apartment building: organise leases, rent, service charges, tenant notice and management handover at the cut-off date.
Rent collection in an apartment building: arrears, reminders and proceedings before sale
Rent collection needs a reliable account and proceedings file. This is how arrears, handover and purchase consequences can be checked.
Tenant alterations in an apartment building: consent, reinstatement and purchase risk
Tenant alterations must be checked against the MRG, the lease, permits and the return condition. This protects the purchase process.
Commercial premises in an apartment building: business transfer, entry and rent risk
A business transfer may engage section 12a MRG, the lease file and rent risk. The checks must be separated.
Escrow closing in an apartment building purchase: release the price safely
An apartment building escrow closing should connect release conditions, discharge of encumbrances and handover documents.
Subletting rights in an apartment building: review the data room and lease
Subletting can affect use, income and handover. The lease, consent and actual occupation should be reviewed together.
Rent reserve in an apartment building: maintenance, accounts and price
A rent reserve may affect maintenance, accounting and the purchase price review of an apartment building.
Rent prepayments in an apartment building purchase: cut-off and data room
Tenant prepayments must be documented and allocated to the correct period in an apartment building purchase.
Easements in an apartment building purchase: title review and cost allocation
Easements may affect access, utilities or use of an apartment building. Buyers should review their scope and allocate costs in the contract.
Pre-emption rights in an Austrian apartment building sale: land register, offer, 30-day period and contract
A pre-emption right can delay or endanger an apartment building sale. The land register, scope, offer and 30-day period require coordination.
Energy certificate for an Austrian apartment building sale from July 2026: listing, disclosure and contract effects
New EAVG listing rules apply from 1 July 2026. Sellers should align the energy certificate, data room and contract for an Austrian apartment building.
Prohibited key money when a tenant changes in an apartment building: section 27 MRG
Prohibited key money in an Austrian apartment building: section 27 MRG, investment reimbursement, repayment claims and data-room review.
Selling an apartment building co-ownership share: rent income, management and partition risk
Selling a co-ownership share in an Austrian apartment building? Review rent income, management, encumbrances, the contract and partition risk.
Dual agency in an apartment-building sale: disclosure, commission and conflicts of interest
Dual agency in an Austrian apartment-building sale: disclosure, commission, buyer questions and conflicts of interest in the transaction process.
Buying an apartment building on building-rights land: ground rent, term, expiry and financing
Buying an Austrian apartment building on building-rights land: review the building-rights agreement, ground rent, remaining term, expiry, compensation and financing.
Rent-free periods and fit-out contributions in an Austrian apartment building: income model, evidence and purchase price
How to review rent-free periods and fit-out contributions in an Austrian apartment-building purchase, including evidence, guarantees and price effects.
Combining rental units in an Austrian apartment building: permits, tenancy rights and the new rent basis
Combining rental units in an Austrian apartment building: review permits, tenancy rights, the building file and the later rent basis.
Rental deposits in an Austrian apartment-building purchase: Section 16b MRG, custody, transfer and accounting
Rental deposits in an Austrian apartment-building purchase: Section 16b MRG on custody, evidence, transfer, interest and accounting.
Rent reduction during renovation in an Austrian apartment building: affected units, evidence and income risk
Rent reduction during renovation in an Austrian apartment building: review units, evidence, periods and income risk for owners and buyers.
Contaminated sites in an Austrian apartment-building purchase: costs and contract risk
How to review historic use, the Austrian contaminated-sites portal, investigations, remediation costs and contract allocation before buying an apartment building.
Demolition termination for an apartment building: section 30(2)(15) MRG, replacement housing and vacant possession
Demolition termination under section 30(2)(15) MRG: requirements, replacement housing, Salzburg building approval, proceedings and purchase price risk.
Selling an apartment building: prepare data room, disclosure and guarantees
Apartment building sellers should prepare data room, known deviations, guarantees, effective date and handover before buyer questions.
Disclosure letter for an apartment building sale: document known deviations clearly
disclosure letter for an apartment building sale: key documents, contract questions and risks for Austrian apartment buildings.
Tenant correspondence before selling an apartment building: data room and data protection
Tenant correspondence in an apartment building data room: purpose, legal basis, minimisation, redaction, staged access and deletion under GDPR.
Purchase price retention when selling an apartment building: securing documents, defects and rents
Apartment building purchase price retention: define purpose, amount, escrow and release for missing documents, defects and open rent items.
Bid process for selling an apartment building: process letter, exclusivity and data room rules
Apartment building bid process: structure the process letter, indicative and final bids, data room, exclusivity and selection under Austrian law.
Buying an apartment building in Austria: review rent roll and data room before signing
Buying an Austrian apartment building: reconcile rent roll, leases, deposits, service charges, land register and building file before signing.
Effective date settlement in an Austrian apartment building purchase: rents, service charges and deposits
Effective date settlement for an Austrian apartment building: allocate rent, service charges, deposits and open balances at handover.
Rent arrears in an apartment building purchase: retention, guarantee or seller liability?
Rent arrears in an apartment building acquisition: landlord succession under section 2 MRG, assignment, partial payments, retention and bank guarantee.
Taking over apartment building management after closing: accounts, powers and documents
Handover of property management for an apartment building: bank accounts, powers of attorney, deposit safekeeping under section 16b MRG, data protection and tenant communication.
Reviewing the building file for an apartment building: occupancy permits, alterations and open orders
Building file review under Salzburg law: building permit, section 17 completion and use notice, historic occupancy permits, permit-actual comparison and open orders.
Buying or selling an apartment building in a GmbH: share deal, real estate transfer tax and guarantees
Share deal for an apartment building held by a GmbH: real estate transfer tax under section 1(3) GrEStG, the real estate company regime from 1 July 2025, latent tax and warranties.
Private foundation and apartment building: sale, beneficiaries and long term asset structure
An apartment building held by an Austrian private foundation: management board resolution, foundation deed, beneficiary distributions and tax basics for sale or acquisition.
Short term rental in an apartment building: zoning, tenancy law and buyer guarantees before acquisition
Short-term rental in an Austrian apartment building: zoning under the Salzburg Spatial Planning Act 2009, MRG exemptions for accommodation and buyer guarantees for a purchase.
Family transfer of an apartment building: usufruct, management and later sale
Family transfer of an apartment building: usufruct under sections 509 ff ABGB, acquisition by registration under section 481 ABGB, section 9 GBG, management and later sale.
Bank financing for an apartment building purchase: rent assignment, mortgages and covenants
Bank financing for an apartment building: rent assignment under sections 1392 and 1395 ABGB, mortgage under section 451 ABGB, deeds under sections 26, 31 and 32 GBG and priority.
Insurance and prior damage in an apartment building: policies, claims history and guarantees
Insurance and prior damage in an apartment building sale: policy transfer under section 69 VersVG, termination under section 70, notice under section 71 and section 21 MRG.
Photovoltaics and heat pumps in a rented building: contracts, cost allocation and data room review
Photovoltaics and heat pumps in an apartment building: shared generation under section 16a ElWOG 2010, heat under MRG and HeizKG, cost allocation and buyer review.
Tenant turnover in an apartment building: handover records, investment reimbursement and open claims
Tenant turnover in an apartment building: handover records, section 10 MRG investment claims, deposits, open claims and organised reletting.
Heating costs and heat contracting in an apartment building: billing, commitment and buyer review
Separate HeizKG billing from heat contracting in an Austrian apartment building: allocation, accounts, contract commitment and buyer review.
Service charges in an Austrian apartment building: billing gaps, refund claims and purchase price risk
Permitted items, accounting duties, refund rights and price allocation for service charges in an Austrian apartment building.
Lift, fire safety and accessibility in an apartment building: costs and tolerance duties
Lift, fire safety and accessibility in an Austrian apartment building: maintenance or improvement, tolerance, financing and sale agreement.
Section 18 MRG rent increase in an apartment building project: when it truly carries the deal
When a principal rent increase under section 18 MRG can support an apartment-building project: requirements, shortfall, procedure, price and handover.
Maintenance works in an apartment building: combining tenancy law, building costs and transaction planning
Maintenance works affect tenants, construction costs and the purchase price of an apartment building. Align duties, budget and contract before closing.
Monument and old town protection for Salzburg apartment buildings: review renovation before pricing
Federal monument protection and the Salzburg old town regime reshape cost, timing and permit risk of an apartment building renovation. Clarify these points before pricing.
Attic conversion in an apartment building: permits, tenancy rights and later condominium conversion
An attic conversion combines building permission, tenant protection and later condominium conversion. The building file, use rights and plans must align.
Indexation in apartment building leases: older contracts, caps and income forecast
Indexation in Austrian apartment building leases: review older clauses, statutory limits and the income forecast before purchase.
Reference rent, location surcharge and category in an apartment building: income risk before purchase
Reference rent, location surcharge and equipment category in an Austrian apartment building: how to assess the permitted rent, income risk and refund exposure before purchase.
Vacancy in an apartment building: handover of vacant units, reletting and assurances
Handling vacancy in an Austrian apartment building: evidence at the effective date, vacating, keys, inventory, interim reletting rights and drafting of assurances.
Commercial premises in an apartment building: business rent, operating duty and turnover rent
Commercial premises in an Austrian apartment building: tenancy law scope, contract purpose, operating duty, turnover rent and industry protection before purchase or handover.
Fixed term leases in an apartment building: terms, extensions and valuation risk
Fixed term leases in an Austrian apartment building: statutory requirements, extensions, early termination and translation into the income model.
Condominium conversion and unit sales: legal preparation before selling units
Prepare Austrian condominium conversion and unit sales as one process covering building stock, values, leases, agreements, sales and handover.
Condominium agreement after apartment building conversion: management, costs and special use
Draft an Austrian condominium agreement that aligns units, common parts, management, reserve, expense allocation and special use.
Renovation before selling units: decision readiness, cost picture and buyer communication
Plan renovation before Austrian unit sales by ownership phase, tenancy law and WEG governance, with a clear cost and buyer record.
Selling rented units after conversion: tenancy protection, buyer information and price discount
How Austrian unit sales preserve existing leases, what buyers need to know and why any price discount requires a property specific analysis.
Valuation report for condominium conversion of an apartment building: ancillary areas and common parts
How a condominium valuation report allocates ancillary areas, appurtenances and common parts before Austrian unit sales.
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