Deadlines for Heat, Water, Electricity: Tenants in Austria
As a tenant in Austria, it is important to know which deadlines apply for reporting, repair and cost allocation when heating, water or electricity problems occur. Many tenants wonder when the landlord is responsible, what steps you must take as a tenant and how to meet deadlines to protect your claims. This guide explains in plain language which reporting deadlines to observe, what short-term emergency measures are possible, how costs for usage and repairs are separated and which rights arise from the Tenancy Act (MRG)[1]. It also describes how to collect evidence, react in time and when a rent reduction may be appropriate. The guidance generally applies to ordinary residential tenancy agreements and helps you act quickly and lawfully in case of disruptions.
Who pays for what?
In principle, a distinction is made between ongoing operating costs (e.g. consumption of electricity or hot water), small repairs and larger maintenance works. Tenants usually pay the running costs for consumption according to meters or flat rates. Landlords are often responsible for maintenance and major repairs to central systems like the heating system, especially if the system is necessary for residential use and was not damaged by the tenant.[1]
Important deadlines and reporting
- Report defects immediately: Report outages as soon as possible in writing or by e-mail and document date and time.
- Emergency timeframe: For acute hazards (e.g. heating failure in winter) immediate reporting is required; in many cases a response is expected within 24 hours.
- Small repairs: The tenancy agreement may set a limit for small repairs; check the contract before taking action yourself.
- Cost clarification: Ask whether the repair will be charged as operating costs or covered by the landlord before advancing expenses.
If the heating fails
If the heating fails, inform the landlord or property manager immediately and demand in writing that the defect be remedied. Note the date, time, room temperature and all contacts with the landlord. If a craftsman must be engaged on short notice and the landlord is not reachable, clarify in advance whether costs will be reimbursed.
Documentation and evidence
Collect evidence: photos, temperature measurements, e-mails and witness statements are important if a dispute arises later. A defect log with date and time helps with claims for rent reduction or compensation. Also note whether and when the defect was fixed.
Rights in case of delays and rent reduction
If there is a significant impairment of living quality (e.g. prolonged heating failure in winter), a rent reduction may be possible. The amount depends on the extent of the impairment; there is no fixed percentage. If in doubt, contact advisory services or check the legal situation before withholding amounts on your own.
FAQ
- Who normally bears the cost of a defective heating system?
- The landlord normally bears the cost if the system was not damaged by the tenant and the system is part of normal residential use.
- How quickly must the landlord respond?
- In emergencies an immediate response is expected; for non-urgent repairs reasonable timeframes apply depending on the case.
- Can I hire a tradesperson myself?
- Only after consultation or if the landlord is unreachable and danger or substantial damage is imminent; retain proof and invoices.
How-To
- Document the defect immediately: record date, time, rooms affected and take photos.
- Notify in writing: send an e-mail or letter to the landlord with a detailed description of the defect.
- Take emergency measures: if necessary, commission a repair at short notice and clarify cost coverage with the landlord.
- Secure receipts: collect invoices, photos and communication records.
- Consider legal steps: for ongoing problems contact advisory services or examine court options, e.g. at the district court.
Key takeaways
- Check your rental contract first for clauses on repairs and small maintenance.
- Good documentation is your strongest protection in disputes.
Help and Support / Resources
- Law texts and the Tenancy Act (RIS)
- Information on courts and procedures (Justiz)
- Forms and electronic filings (JustizOnline)
