Rent Reduction & Objection for Tenants in Austria

As a tenant in Austria you have rights when your apartment has defects. This article explains clearly and practically how you can reduce rent, when an objection or complaint makes sense and which steps are legally secure. You will learn how to document defects, inform the landlord correctly, set deadlines and which evidence is important in court. We also show when a rent reduction is permissible and how the amount is calculated. The guidance is based on Austrian tenancy law and is aimed at tenants without a legal background so you can enforce your rights more confidently against landlords. In addition to practical templates, we list deadlines, possible rent deductions and when legal action may be necessary.

What is rent reduction?

A rent reduction lowers the rent payable when the usability of the apartment is impaired by defects. The basis for rights and obligations can be found in tenancy law and general contract law; check deadlines and formal requirements before taking action.^[1]You should not always reduce the rent immediately without notifying the landlord; first document the defect and inform the landlord in writing.

When can tenants reduce rent?

• Heating (heating) does not work or the hot water supply fails.
• Problems with water supply, pipes or severe damp and mould issues (repair).
• Safety defects or serious breaches of living standards by the landlord.
• Severe impairment of usability, e.g. persistent noise or odour nuisance.

Step-by-step: Objection and complaint

1. Document the defect immediately: photos, date, sequence and affected rooms.
2. Send a written defect notice to the landlord and request remediation. Set a clear deadline and send the message in a verifiable way.^[1]
3. Wait for the set deadline; document any response or lack of response.
4. Calculate an appropriate rent reduction pro rata according to duration and extent of the impairment and inform the landlord of your calculation.
5. If the landlord does not react or the dispute continues, you can contact the district court; prepare all evidence and correspondence.^[2]

Evidence and communication

Collect photos, dates, witnesses and receipts for repair attempts. Keep a simple defect file with all messages, invoices and records. Communicate factually and in writing when possible; recorded delivery, registered mail or email with read receipt helps.

FAQ

Can I cut the rent immediately?

You can reduce the rent if the defect is significant, but always notify in writing and justify the reduction.

Do I have to inform the landlord first?

Yes, a written defect notice with a deadline is usually a prerequisite for a legally secure rent reduction.

Where do I turn if the landlord does not react?

You can contact the district court or a conciliation body; make sure to collect all evidence beforehand.

How-To

1. Photograph and date all defects immediately.
2. Write a defect notice with a deadline and send it to the landlord in a verifiable way.
3. Calculate the reduction and inform the landlord in writing about the planned deductions.
4. If necessary, file a complaint with the district court and present all collected evidence.

Help and Support / Resources

• RIS - Legal Information System of the Austrian Government
• Justice - Information about Courts
• JustizOnline - Forms and e‑Services

1. [1] RIS - Tenancy law provisions and related regulations
2. [2] Justice - Court jurisdictions and procedures