Published on and written by Cyril Jarnias
Renting a long-term property in Austria may seem reassuring on paper: the legal system is known to be very protective of tenants, rents are regulated in a large portion of the housing stock, and procedures are clearly defined. In practice, the market is tight, especially in Vienna, the rules are more complex than they appear, and contracts are full of subtleties that many newcomers only discover when a dispute arises.
This guide details in French the key steps for renting a property long-term in Austria: where to look, types of leases, the real cost of rent, how the security deposit works, and legal safeguards. It also warns about pitfalls to avoid when signing the contract.
Understanding the Legal Framework for Renting in Austria
The starting point when you want to rent a property long-term in Austria is understanding that the country rests on two main legal pillars. On one side, the General Civil Code (ABGB), and on the other, the tenancy law, the Mietrechtsgesetz (MRG).
The ABGB (Allgemeines Bürgerliches Gesetzbuch) applies as common law to leases excluded from the MRG, particularly for single-family homes, some vacation residences, parking spaces, or apartments in new buildings financed without public subsidies. This regime offers great contractual freedom to the parties, often giving the landlord more leeway to determine the rent and lease termination conditions.
The MRG, on the other hand, is the true “shield” for tenants. It strongly regulates rents, strictly governs the landlord’s reasons for termination, and imposes a number of rules that cannot be changed to the tenant’s detriment. Its full application mainly concerns “old buildings” (Altbau), typically in buildings constructed before World War II and divided into multiple rental units, especially in Vienna.
The MRG may apply in full, partially, or not at all depending on the year of construction, financing, or configuration of the building. For the tenant, this concretely affects rent caps, protections against eviction, and which repairs are the landlord’s responsibility.
To rent a property long-term in Austria safely, it is therefore essential to systematically ask, from the very first viewing, two simple questions: is the building subject to the MRG, and if so, fully or partially? The answer will guide your entire negotiation strategy and contract review.
The Different Types of Rental Contracts
When looking to rent a property long-term in Austria, you quickly encounter two main types of leases: the fixed-term contract (befristeter Mietvertrag) and the open-ended contract (unbefristeter Mietvertrag).
The fixed-term lease is the most common form of rental contract, especially in large cities. For apartments subject to the Rent Control Act (MRG), the minimum legal term is three years. Although there is no maximum term, each extension must also be formalized in writing for a period of at least three years. In practice, many leases are signed for three years, then either renewed for a new fixed period or allowed to continue tacitly on a monthly basis at the end of the term.
The open-ended lease, rarer for new arrivals, has no end date. The tenant can terminate it with a minimum legal notice period of one month, often extended contractually, while the landlord can only terminate it for serious reasons defined by law.
In addition to standard and furnished rentals, there are short-term rentals (up to 6 months), which are much less regulated by the (MRG) law and similar to temporary arrangements. Some landlords offer a short “trial” lease even for a long-term relocation project. It’s important to know that this type of lease implies more limited rights for the tenant.
To visualize the key features of the two main formulas when wanting to rent a property long-term in Austria, the table below summarizes their characteristics:
| Contract Type | Minimum Legal Term (MRG apartments) | Possible Termination by Tenant | Minimum Tenant Notice | Key Particularities |
|---|---|---|---|---|
| Fixed-term lease (befristet) | 3 years | Yes, but not before 12 months | 3 months, effective end of month | Legal reduction of maximum rent by 25% (Befristungsabschlag) |
| Open-ended lease (unbefristet) | None | Yes, at any time | 1 month (often more in contract) | Landlord limited to very strict termination reasons |
This distinction is crucial: it structures the minimum commitment period, exit conditions, and even the legally permissible rent amount in a large part of the housing stock subject to the MRG.
How the Rental Process Works in Practice
Renting a property long-term in Austria follows fairly standardized steps, even if each agency or landlord adds their personal touch. We can distinguish five key stages: searching, applying, the rental offer (Mietanbot), signing the contract (Mietvertrag), and taking possession of the apartment.
In a market where demand far exceeds supply, especially in Vienna or Salzburg, the search phase is generally done online, via large portals (willhaben.at, immowelt.at, immobilienscout24.at, etc.), specialized platforms for foreigners like HousingAnywhere, or through licensed agencies (Maklerkonzession). Attractive properties rarely stay on the market for more than two weeks, and studios or 1-bedrooms sometimes go in less than a week.
The apartment viewing is usually free. To compile the rental application, you must provide: an ID, proof of income (often the last 3 pay stubs), sometimes an employer or university letter, and for foreigners, a residence permit. For a student, a letter of admission and often a guarantor are required.
Next comes the Mietanbot, a written “rental offer.” Many foreigners take it lightly, when it is a potentially binding document: once signed by the prospective tenant and accepted by the landlord, the contract is considered concluded, even if the final lease is not yet signed. The offer must state the property address, the amount of rent and utilities, the security deposit amount, the lease duration, and the move-in date.
Although Austrian law does not systematically require a written contract for long-term rental and a verbal agreement can suffice, it is strongly discouraged to do without one. A written contract (Mietvertrag) formalizes all essential terms: exact description of the property, duration, amount and structure of rent, payment terms, rights to use common areas, as well as rules concerning subletting, pets, repairs, and the allocation of responsibilities for maintenance. This document is essential evidence in case of a dispute.
Finally, handing over the keys is generally accompanied by a move-in inspection report (Übergabeprotokoll), documenting the exact condition of the apartment upon entry, ideally with dated photos. This document will play a central role during the return of the security deposit upon departure.
How Much Does Long-Term Housing Really Cost in Austria
Renting a property long-term in Austria is not just about the advertised rent amount. You must distinguish between the “net” rent (Nettomiete or Hauptmietzins) and general utilities (Betriebskosten), heating costs (Heizkosten), and the VAT that applies to housing (10%). In addition, electricity, gas, and internet bills are usually contracted directly by the tenant.
The average total monthly rent in Austria, including utilities, for a main rental apartment.
In Vienna, where renting a property long-term in Austria is particularly competitive, levels are significantly higher. On average, the total rent per square meter, utilities included, reaches about €10 in the first quarter of 2025. Excluding utilities, the average is around €7.5 per square meter, with utilities representing about €2.5.
For a typical apartment, the cost structure for the capital can be summarized as follows:
| Apartment Type in Vienna (indicative) | Average Monthly Rent (rent + utilities) | Average Rent per m² (utilities included) |
|---|---|---|
| Studio (< 40 m²) | €630 to €890 | ≈ €13/m² |
| 1 bedroom (40–60 m²) | €975 to €1,045 | ≈ €10.4/m² |
| 2 bedrooms (60–90 m²) | €1,396 to €1,531 | ≈ €9.3/m² |
| 3 bedrooms (> 90 m²) | €1,599 to €2,393 | ≈ €9/m² |
Size plays a paradoxical role: smaller apartments (less than 40 m²) have the highest rent per square meter, exceeding €13/m² with utilities, while apartments larger than 100 m² drop to just below €9/m² on average.
Base monthly rent for a 60 m² 2-room apartment in Vienna, Austria.
In other major cities, levels remain below Vienna, but the upward trend is general: a 1-bedroom in a city center like Salzburg or Innsbruck often goes for between €800 and €1,200 excluding significant utilities, with rent increase rates that, in some regions, have exceeded 10% in a single year.
Where to Rent in Austria: Examples of Prices and Yields
Beyond Vienna, renting a property long-term in Austria involves choosing between very different markets. The capital concentrates the largest part of the rental stock and very strong public protections through social and subsidized housing, which houses more than 60% of tenants. Cities like Graz, Linz, Salzburg, or Innsbruck also show strong demand, especially from students and young professionals.
Rents in Vienna vary considerably by district. The historic center (Innere Stadt) and affluent neighborhoods like Döbling or Landstraße are well above average, with prices reaching up to €22.5/m² in the 1st. In contrast, peripheral districts like Floridsdorf or Favoriten offer much more affordable rents, often 15 to 25% below the municipal average.
A quick table compares some emblematic Viennese districts from the perspective of a tenant wanting to rent a property long-term in Austria:
| Vienna District | Average Rent per m² (approx.) | Price Segment Relative to City Average |
|---|---|---|
| Innere Stadt (1st) | ≈ €22.50/m² | Well above (+20–40%) |
| Döbling (19th) | ≈ €18.80/m² | Above |
| Landstraße (3rd) | ≈ €16.50/m² | Close / slightly above |
| Wieden (4th) | ≈ €15.20/m² | Slightly above |
| Favoriten (10th) | ≈ €12.20/m² | 15–25% below average |
| Floridsdorf (21st) | ≈ €11.80/m² | 15–25% below average |
| Vienna Average | ≈ €16.20/m² | — |
For a tenant, these differences translate into trade-offs between distance to the center, size, building comfort, and monthly budget. Given that the general recommendation is not to spend more than 30–35% of household income on housing, a net salary of €2,000 per month leaves little room to aim for the most central neighborhoods without cutting into the rest of the budget.
How Rents and Increases Are Regulated
A major particularity when wanting to rent a property long-term in Austria is the existence of sophisticated rent control mechanisms. Within the full scope of the MRG, the maximum permissible amounts depend on a system of reference values per square meter (Richtwertmietzins) or categories (Kategoriemietzins), regularly adjusted by the state for each region.
For fixed-term leases in Vienna, the law provides for an automatic 25% reduction of the maximum rent.
Even in less regulated segments (newer buildings, so-called “luxury” apartments, single-family homes), the tenant is not completely defenseless. They can appeal to an arbitration board or a local court to request an official appraisal of the rent, at any time during the lease and up to six months after leaving. If this analysis concludes that the rent paid exceeded the level deemed admissible, the landlord must refund the overpayment with interest, for up to three retroactive years.
Since 2025, reforms regulate rent increases. After a temporary freeze, a gradual cap is applied: increases for regulated leases are limited to 1% certain years, then 2%, before a moderated re-indexation to inflation. For unregulated rentals, a ‘brake’ limits the pass-through of inflation to tenants to only a portion of the consumer price increase.
In everyday life, for someone looking to rent a property long-term in Austria, these subtleties translate into a simple reality: a rent advertised as “freely negotiated” is not completely free if the apartment falls into a regulated old-building category. The rent control tool has a real moderating effect, even if using it assumes the tenant is informed, motivated, and ready to take action.
The Security Deposit (Kaution): Amounts, Forms, and Return
In almost all cases, renting a property long-term in Austria involves paying a security deposit (Kaution). This amount serves as a guarantee for the landlord to cover potential unpaid rent, damage beyond normal wear and tear, or refurbishment costs.
The most common practice sets the amount equivalent to two to three months of net rent, i.e., excluding utilities. The MRG, for apartments it fully covers, considers that going beyond three months of net rent is in principle excessive. Some court rulings and local practices, however, tolerate deposits of up to three to six months of gross rent (utilities and VAT included), but then require objective justification (particular rental risk, very high-end apartment, etc.).
The security deposit is typically required just before handing over the keys, often at the same time as the first month’s rent. It can be paid in cash, by bank transfer, or in the form of a bank guarantee (Bankgarantie or deposit insurance). In the latter case, the tenant pays an annual fee (1 to 3% of the guaranteed amount) to a bank or insurer, which commits to compensating the landlord in case of a dispute before being able to seek reimbursement from the tenant.
Austrian law requires the landlord to place this deposit in a separate account, usually an interest-bearing savings account. It must not be mixed with the landlord’s personal or business funds, to be protected in case of bankruptcy. The landlord must also inform the tenant, upon request, of how the deposit is held and the interest generated. This interest in principle belongs to the tenant at the time of return, subject to applicable withholding tax on capital income.
The law requires an “immediate” return of the deposit at the end of the tenancy, meaning within a few days or weeks, time for the landlord to inspect the property and settle accounts. It is prohibited to withhold it until the annual utility bill settlement. Only unpaid rent, unsettled bills, or proven damage beyond normal wear and tear can be deducted. The landlord must provide a detailed statement for any amount retained.
For a tenant who has just rented a property long-term in Austria, the best protection remains combining a very precise move-in inspection report, with dated photos, and a move-out inspection done under the same conditions. In case of a dispute over the return of the Kaution, it is possible to turn to a tenants’ association, the Chamber of Labor (Arbeiterkammer), or, as a last resort, the district court.
Tenants’ Rights and Protections Against Eviction
Austria’s reputation as a “pro-tenant” country is largely based on a key principle: protection against unjustified evictions (Kündigungsschutz). When you decide to rent a property long-term in Austria, this principle becomes a concrete ally in case of conflict.
In leases fully subject to the MRG, a landlord cannot terminate an open-ended contract for personal convenience. They must invoke a serious reason provided by law: non-payment of rent after formal notice, abusive subletting with excessive profit, significant damage to the property, prolonged non-use of the apartment, the landlord’s urgent personal need under very strict conditions, or planned demolition of the building with an obligation to offer equivalent relocation.
Even with a legitimate reason, the landlord cannot terminate the lease by simple letter. They must file a lawsuit with the court to request termination and eviction. The tenant generally has a period of four weeks to contest. If they pay all outstanding rent before the end of the proceedings and are not found seriously at fault, they can avoid eviction.
For fixed-term leases, the expiry of the agreed term theoretically ends the contract, but practice is more nuanced. If the tenant remains in the property without objection from the landlord, the lease may be considered tacitly extended, often for a new three-year period under the MRG framework. Landlords who want to be sure to recover their property at the end of the term can file with the court within the last six months to obtain an order authorizing them to quickly regain possession in case of the tenant’s illegal holdover.
In Austria, a tenant benefits from essential rights: privacy (landlord visits only with notice except in emergencies), peaceful enjoyment (nuisances may justify a rent reduction), requirement of necessary repairs, challenging utilities with access to supporting documents, and hosting guests within reasonable limits.
The mirror obligations are standard: pay rent on time, use the property respectfully, promptly report defects, comply with house rules (Hausordnung), allow access for reasonable repairs or inspections, and return the apartment in a condition consistent with normal use at the end of the lease.
How to Terminate Your Lease and Leave the Property
Renting a property long-term in Austria does not mean being locked in for years without the possibility of leaving. But the termination conditions vary significantly depending on whether you are bound by a fixed-term or open-ended lease.
For an open-ended lease, the minimum legal notice period for the tenant is one month, effective at the end of the month in which the letter is received. The contract may stipulate a longer period (e.g., three months), valid if not abusive. The tenant can terminate at any time, without having to provide a reason.
For a fixed-term lease, however, the room for maneuver is more limited. The tenant can legally terminate in the ordinary manner only after a full first year of tenancy. From that point on, they benefit from a right of termination with a three-month notice period, again effective at the end of the month in which the notification is received. In practice, this means the actual minimum commitment period is about 16 months: twelve non-terminable months, plus three months’ notice.
Termination of a lease must absolutely be done in writing; a simple phone call is not valid. It is strongly advised to send the letter by registered mail with return receipt to prove the date of receipt, which marks the start of the notice period. The letter must clearly identify the tenant and landlord, specify the property concerned, express the explicit intention to terminate the lease, indicate the desired end date, and propose arrangements for handing over the keys and a meeting for the final inspection.
In exceptional cases (disaster rendering the property uninhabitable, serious breach of contract by the landlord, etc.), an extraordinary immediate termination may be considered. But these situations remain rare and require solid evidence. It is then prudent to seek assistance from a tenants’ association or a specialized lawyer.
Many people who want to rent a property long-term in Austria consider sharing the apartment to reduce costs, especially in university cities. Austrian law allows subletting (Untermiete), but under conditions.
The general principle is that the main tenant can sublet all or part of the property, provided they obtain the landlord’s consent. The landlord cannot refuse in a purely arbitrary manner: a serious reason is required for objection. However, some subsidized or social housing strictly prohibit subletting, which is normally stated in the contract.
Even if authorized, subletting maintains the legal responsibility of the main tenant towards the landlord. The latter can take action against them in case of unpaid rent or damage caused by the subtenant. Furthermore, abuse, such as a subletting rent exceeding the main rent by more than 50%, can justify termination of the lease by the landlord under the MRG.
Regarding pets, the rule is fairly balanced. Small, harmless animals (fish, hamsters, turtles, etc.) are generally allowed without specific permission. However, for medium or large-sized animals, like cats and dogs, prior agreement from the landlord is necessary. Many leases contain specific clauses on this matter, which the tenant must take seriously, otherwise risking fueling a conflict.
Utilities, Energy, and Additional Costs to Anticipate
When looking to rent a property long-term in Austria, a common mistake is to only look at the “cold” rent without considering common charges, energy consumption, and certain mandatory fees like the public broadcasting fee.
Building operating costs (Betriebskosten) are legally defined for buildings subject to the MRG. They cover recurring expenses like waste collection, lighting and cleaning of common areas, building insurance, maintenance of elevators and green spaces. They do not include repairs to private parts or contributions to a reserve fund for major works, which remain the responsibility of the owners.
On average, these charges are around €2 to €4 per square meter, to which contributions to a reserve fund (Rücklage) of €0.50 to €1.50 per square meter may be added. For a 60 m² apartment, this easily represents €150 to €250 per month, on top of the net rent. Heating further increases the bill, either as a collective flat rate billed by the landlord, or via a gas or district heating bill sent directly to the tenant.
The average monthly budget for electricity and internet for a rental household, depending on apartment size and usage.
Finally, every household must pay a mandatory broadcasting fee that funds the public radio and television service, on the order of around fifteen euros per month in recent periods. It is not always mentioned when renting a property long-term in Austria, but must be included in the overall budget.
Assistance, Recourse, and Best Practices to Avoid Pitfalls
Even though the legal framework is protective, renting a property long-term in Austria without guidance or vigilance exposes you to costly mistakes. The first precaution is to put everything in writing: verbal promises of future repairs, pet permission, agreement on painting to be done by the landlord… Anything not included in the Mietvertrag or a signed addendum is difficult to enforce in case of disagreement.
It is strongly advised to have the rental contract reviewed by a housing expert or a tenants’ rights organization before signing. This is particularly important if the lease contains many special clauses, unclear fees, or very unbalanced provisions. Tenants’ associations or the Chamber of Labor can offer this type of review or refer you to specialized professionals.
In case of a dispute over the rent amount, the return of the security deposit, or the accuracy of the utility bill settlement, municipal arbitration services exist in several cities, especially in Vienna. They allow certain disputes to be settled without cost and without needing a lawyer. If the decision does not satisfy one party, an appeal to the district court remains possible.
To rent a property long-term in Austria under good conditions, adopt these reflexes: never sign two rental offers simultaneously, avoid any substantial payment before having a formal lease agreement, check precisely the composition of advertised amounts (net rent, utilities, heating, VAT), systematically photograph the apartment upon move-in and move-out, and respect the basic rule of being well-informed before acting.
Properly rented, a home in Austria offers a relatively stable framework, with capped rent increases, significant occupancy security, and accessible recourse in case of conflict. But this stability only truly exists for those who take the time to understand the rules before signing.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
