Housing Market

The majority of people live in the south of the country, known as the Gutland. In this region, 25 percent of the people (including most expats) live in Luxembourg or the surrounding area. The center of the city is the most expensive, with prices receding the farther you go toward the suburbs. With the excellent transportation options and small distances to be traveled, commuting is a popular option.

Most apartments are unfurnished, though furnished places may be available for an additional monthly rent. Places usually come with a cellar for storage. Places often have a communal laundry room (blanchisserie) with a spot for your washing machine and dryer. Outside of the city, it is common to have a garage or parking space. Within the city, it is possible to obtain a vignette (sticker) which allows you to park for free in the area you live. Check with the Biergercenter for availability.

Prices

• Apartment (1 bedroom) in City Centre 787.50 euro
• Apartment (1 bedroom) Outside of Centre 625.00 euro
• Apartment (3 bedrooms) in City Centre 1,767.50 euro
• Apartment (3 bedrooms) Outside of Centre 1,680.00 euro

How to Search for a Rental

Online Listing

Online listings can give you a great feel for the market and allow you to determine if a place fits your specifications. Accommodation agencies are called immobilieres and offer rental listings under louer or location. You may have to visit the agent's website or contact their office to learn the exact address.

• http://www.athome.lu/
• http://www.immotop.lu/
• http://www.habiter.luxweb.com/
• http://www.wortimmo.lu/ (includes ads from the Wort newspaper)

Expat classifieds are another useful resource. Check for the area and type of place you are looking for.

Newspapers

Papers offer local listings as well as realtor advertisements. Some newspaper only offer listings on a specific day (i.e. Sunday) so check before purchase.

• Luxemburger Wort
• Tageblatt
• Lux Post
• Le Quotidien
• Lux-Baza

Public Postings

Many places have boards in which people advertise goods and services. Laundrettes, cafes, churches, grocery stores, community centers, and bars all might have private ads. Some places cater to expats and these are often the best places to look. You can also post a wanted ad specifying what you are looking for.

Estate Agent

An estate agent (agencies immobilieres)can be a useful resource for finding the right place quickly. Many properties list their property directly with a realtor so they can help to make a quick match. An agent will provide you with a description of available properties, escort you to viewings, make sure your contract complies with expected standards. For this service, the price is usually the equivalent of at least one-month's rent, plus 15 percent VAT.

If you have been relocated by your company, there is usually an agent employed by your company to help facilitate the move. At the least, the company can usually recommend an agent. Co-workers are also an excellent source of information and recommendations.

Contracts

Contracts must be in writing. If the owner does not want to write out an agreement- insist. This is a vital step to protect yourself. If you are not completely comfortable with the language the contract is in, ask for a translation or have a fluent advisor look it over. A real estate agent would be useful in this situation.

Rental contracts in Luxembourg are usually for one, two or three years.

The lease should state:
• Identify of the property you're renting, including both the street address and the apartment.
• Additional rooms or privileges included in the basic rental, such as access to a laundry room, garage, parking space or storage facilities. If you're renting a semi-furnished or partially equipped unit, this should also be noted, along with an indication of what equipment or fittings are included.
• Amount of your monthly rent, the date it is to be paid and possibly the method of payment, plus any penalties for late payment.
• Details of annual rent increases as well as the procedure for increasing the rent above this amount.
• Amount and conditions of the damage deposit.
• Notice periods and penalties for breaking the lease

You will usually need to provide:

• Passport
• Work contract
• Proof of Residence

You will be provided the agent or landlord's bank details to transfer the deposit (equivalent to 1-3 months rent), first months rent and the agency fee. Often, you must show proof of these payments to get your keys. When you get the keys, you should complete an inspection with the agent or landlord. At this time, you should also have the meters read.

Fees

Vague "charges" are often accessed along with the rent of an apartment. Common charges are weekly or monthly cleaning duties if the building has no concierge or superintendent to take care of common areas.

Most apartments charge each apartment a flat fee for the use of heating and hot water and this fee is paid with the monthly rent. At the end of the year, use of the facilities is tallied and you may receive a rebate or be charged extra. These charges can change yearly therefore they're advertised separately to the rent.

Common charges typically add 10 to 20 per cent to the base rent. After moving out, it is common practice for the landlord to retain the damage deposit until the last of the common charges have been settled. This can take up to a year.

House Rules

House rules are a usually formulated by the local commune and be enforceable by law. A copy of the house rules should be available upon moving in. It is also possible to request to see the rules before signing the contract to make sure you can abide.

Possible house rules:
• Restrictions on the use of hallways for storing bicycles or children's toys
• Noise, including the flushing of toilets or running of showers after 10pm
• Use of lifts (by unaccompanied children, moving furniture, etc)
• Use of the balconies or visible terraces for hanging laundry or mounting satellite dishes
• Parking by residents and guests
• Rotation of cleaning duties for hallways or common areas

Notice

The specific terms of the lease are written into the contract, but there are some fairly common standards. It is required to give at least three months's written notice to break or terminate a lease. However, it may be possible to leave earlier with a diplomatic clause. The move must be related to your employment.

Tenet rights are rigidly protected. Evicting a tenant is a difficult process that can take months or even years.

To end an agreement before the completion of the contract:
• The tenet must have failed to meet their obligations (i.e. not paid rent)
• The landlord or their family wish to occupy the property
• Exceptional circumstances such as expropriation, demolition, etc.

Because of this, most landlords are very insistent on verifying employment and income details before accepting new tenants. Conflicts between landlords and tenants must be submitted to the Justice of the Peace (Juge de Paix) at the Luxembourg Civil Tribunal.

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