Housing Referral Office focus: responsibilities

The primary responsibility of the Housing Referral Office is to assist Department of Defense personnel in finding an adequate, safe and affordable home. The HRO has a proactive staff that diligently works to locate and list new housing assets within the KMC. Every new rental listing is inspected for suitability in accordance with Air Force standards.

It is extremely important that housing customers understand the responsibilities and limitations of the HRO. Also, understand that  the HRO is not a party to your contract but merely acknowledges its existence, reviews it for completeness and uses it for initiation of your housing allowances. Ultimately, if disputes arise that cannot be resolved through assisted mediation, they must be resolved through the German legal system. Remember, here in Germany, German law applies.  The following are a few important rules and concerns you should know:

Renter’s Insurance: Renter’s insurance is a must. It will protect you from losing your personal property through fire, water damage or other unforeseen circumstances. Your “Find-It Guide” lists several insurance companies. Contact them for detailed information.

Landlord Entry: The landlord has the right to inspect your apartment, but only if the landlord gives reasonable advance notice (24 hours) and obtains prior approval from you. In emergency situations, the landlord may enter forcibly without permission. The landlord shall not retain a key to the apartment. However, it might be advisable to inform the landlord where a key can be obtained if he/she needs to enter the apartment in case of an emergency.

Rent Reductions: A landlord is responsible for performing necessary repairs to ensure the premises meet minimum standards. First, the tenant must report any defect to the landlord right away or else be subject to a claim for damages by the landlord if the defect becomes worse. If a landlord fails to perform necessary repairs and the lack of repairs reduces the utilization of the premises, the tenant may be authorized to reduce rent. The amount of reduction depends on how much the defect diminishes the tenant’s use of the property. A rent reduction is only possible while and as long as the defect exists. If rent deductions are unjustified, reduction may expose the tenant to eviction. So, check with the legal office first. 

Sale of Premises: You should be aware that a sale of premises does not affect the tenant’s contract. By law, the new owner assumes the position of the old landlord. The new landlord is the one who has to terminate your contract (must provide 90-days notice) but only if he intends to move in himself or another family member. Of course, there are always a few deviations where your lease can be terminated. Visit our office immediately, so we can make a correct determination. We have been very successful in the past and saved service members the hardship and expense of moving.

Pet Damage: Pet damage is a common issue when clearing off-base quarters and understandably, landlords want items to be replaced. Keep in mind that labor and materials are extremely expensive in Germany and your final bill could be exorbitant.  Purchasing a pet owner liability policy will save you euro and will also alleviate a lot of stress during your transition period.

Mold/Mildew: Mold/mildew can be another problem if proper ventilation techniques are not used. Ensure furniture is not directly placed against walls; allow a free flow of air between walls and furniture. Open windows on a regular basis (a few minutes each day) to ensure proper ventilation.

Should mediation/negotiation between landlord and HRO fail, our counselors will refer you to the base legal office. They, in turn, provide legal  assistance. Unfortunately, the legal office cannot represent you in court. For further information, call them at 480-2552. 

An alternative and excellent solution is to join the Tenant Protection Agency (Mieterschutzverein, 0631-67127) or the Tenant Assistance Agency e.V. (Mieterhilfe e.V., 0631-66443), both located in Kaiserslautern. For an annual fee of less than €100, a team of English speaking attorneys will provide legal assistance plus representation in court (court fees need to be paid in addition to the annual fee) if you have been a member for three months or more. Should you expect any problems with your landlord, don’t hesitate to call them for an appointment.
The HRO office will make every attempt to provide the assistance needed. It is our intent to continue to inform you about any new issues that would affect you and the local housing market. For questions or more information, call us at 489-6643/6659 or 480-3140/3141.

(Courtesy of 86th Civil Engineer Squadron)