RENTING A HOUSE
progetto co-finanziato da
UNIONE EUROPEA
Fondo Europeo per l’Integrazione di cittadini di Paesi xxxxx
welcome kit
ASTI
SISTEMA ABITARE: la forza della rete
home notes
Progetto promosso da
In collaborazione con Città di ASTI
RENTING A HOUSE
Renting a house means to stipulate a written rental contract with the owner. The contract always has to be registered at the Agenzia delle entrate (Internal revenue agency) within 30 days of sign- ing and the registration costs must be split in half between the owner and the tenant.
At the moment of the contract stipula- tion normally the tenant has to:
• give deposit refund to the owner, in
order to protect the owner. The value of deposit refund cannot be higher than 3 months’ rent. When the tenant leaves the house, providing rent has always been regular and the property is not damaged, the house’s owner al- ways obliged to give the deposit re- fund back to the tenant
• sign contracts for light, gas and phone
supplies: if the activation of supplies has already been done, the tenant has to transfer utilities to his name or acti- vate new utilities.
Rent usually has to be paid by the 5th day of the month.
The payment can be made by bank transfer, postal payment slip or cashcash (up to a maximum of € 999,99), always asking the owner a receipt with a stamp for € 2,00.
DOCUMENTS NEEDED TO RENT A HOUSE
• Identity card
• tax code (codice fiscale)
• demonstrable and regular income
• residence permit (permesso di sog- giorno) (if from another country).
CAN THE CONTRACT BE SUSPENDED? HOW?
• the tenant can decide to suspend the
rental contract before the established term, by sending to the owner a regis- tered mail 6 months in advance, before the date he decides to leave the house, explaining the reasons why he is leav- ing
• the owner can suspend the contract
only on the first due date, explaining the reasons why he wants to suspend the contract.
2
WHAT ARE THE COSTS FOR THE TENANT?
• All the ordinary expenses:
❱ cleaning of the common parts
(stairs, courtyards, entrance hall)
❱ stairs light
❱ lift (maintenance service: it is paid depending on the floor)
❱ water (it is normally paid according to the number of people living in the house)
❱ expenses for consumption of light, gas, phone
• Heating: if it is centralized it has to be paid to the apartment block adminis- trator, if independent it is charged on the gas bill
• Small maintenance work in the house
WHAT ARE THE COSTS FOR THE OWNER?
• All the extraordinary maintenance
costs.
SUGGESTIONS
It is always best to ask for and keep all the receipts for the money deposit to- wards the owner or the apartment block administrator, date stamped and signed by the person who collects the money.
3
BUYING A HOUSE
Before buying a house, it is always bet- ter to get advice from a real estate agency or a specialist, in order to check the state of the house. Real estate agen- cies can accomplish this task and can mediate between the buyer and the seller: the agency must be paid by both.
Once the house has been inspected and chosen, you can give a written purchase proposal, in order to fix the price agreed upon. This proposal is irrevocable by the buyer, while the seller can refuse it. When buyer and seller accepted and signed the proposal, they can sign a pre- liminary contract (the so-called “com- promesso”), which has all the clauses that will be included in the final deed (rogito), signed and finalized in the pres- ence of the buyer, the seller and the Pub- lic Notary.
THINGS TO KNOW
• the Public Notary (notaio) has to be paid by the buyer.
REQUIREMENTS NEEDED TO BUY A HOUSE
• you must have a residence permit (per- messo di soggiorno) for work or family reasons
• you must have a regular job.
MORTGAGE
In order to buy a house you can get a mortgage from a Bank. Banks do not usually give funds for more than 70% of the value of the chosen house, so the buyer must have financial means for the remaining 30%.
Documents requested by the Bank:
• Identity card and tax code (codice fis- cale)
• pay slip
• income tax papers (dichiarazione dei redditi).
Obtaining a home mortgage has a cost.
When buying a house, usually, you can provide the house itself, which is regis- tered for mortgage (ipoteca), as guaran- tee to the bank. If the installment loan is not paid as set out in the agreements, the house can be repossessed by the bank.
4
THINGS TO KNOW
• if you refer to a real estate agency, it is compulsory to demand an invoice (fattura)
• it is always compulsory to register the preliminary contract (compro- messo) in the Property Registry Office. The costs are equally divided between buyer and seller
• when signing the preliminary contract, the buyer has to make a down-pay- ment for the amount agreed with the seller. The down-payment binds both seller and buyer to sign the purchase agreement. If, after the down-pay- ment, the buyer no longer wants to buy the house, the seller can usually keep the down-payment; if the seller does not want to sell anymore, the buyer can have double the amount of the down-payment back
• on top of the cost for the house, the buyer incurs other expenses (the cost for the registration of the preliminary contract, the fee for the real estate agency, the bill for the notary public for the purchase deed, other taxes). These expenses can be different according to the value of the house.
5
RENT TO BUY
Rent to buy is a system between rent- ing and buying a property. It includes a variety of possibilities to initially rent a house and buy it afterwards, taking a part off the purchase price or the entire amount paid for rent. It is possible espe- cially when the buyer/tenant wants to live in the house straight away, but he/she does not have the resources to buy it immediately. It is possible with willing private owners or, more often, with construction enterprises.
With reference to what has been sanc- tioned with the Decree Law “Sblocca Italia”, a fiscal claim back of the 20% of the buying value of the house is estab- lished if within 6 months the property is to be rented with agreed rent contracts.
THE MAIN TYPES OF CONTRACT FOR RENT TO BUY
• Rent with option to buy
It includes 2 separate contracts: one renting contract and one buying con- tract. It allows the buyer/tenant to live in the house straight away, with the op- portunity to buy it when the renting pe- riod ends. It usually implies rent amounts a little higher than the average.
• Rent contract with future purchase agreement
It is a mixed contract, where rent and purchase are combined. Owner and buyer/tenant agree that, within the end of the rent contract, the house is sold to the buyer/tenant. The rend paid, a little higher than average, is a sort of down- payment for the amount required for the purchase. The buyer/tenant can imme- diately live in the house.
• Purchase agreement with right of withdrawal for the buyer
It is addressed to someone who is inter- ested in buying a house in time frames from medium to long. It implies the pos- sibility for the buyer to withdraw or, if provided, to allow a third person to take over the purchase.
• Condition of sale with retention of title It allows to buy a house, by installments, while living in it right away, but becom- ing the owner only after the payment of the last installment.
In order to get more information it is possible to consult the partners of the project.
6
EVICTION
It happens when the tenant has to com- pulsorily leave the apartment he was renting. You can get eviction for:
• Termination and eviction for ended rent On property rental contract deadline, the owner can decide not to renew it. He must send a registered mail with return receipt to the tenant for the termination of the contract six months before the end of the contract.
• Eviction for arrearage
It happens when the tenant is not paying the rent and/or the expenses (heating, if centralised, and condo fees) for an amount equal to two months’ rent. In this case the owner can send, directly to the tenant, a xxxxxxx letter for the payment of the overdue amount. If the payment of the overdue amount is not made within 15 days, the owner can turn to a lawyer in or- der to start the eviction procedure.
• Eviction for owner’s needs
It happens when the owner decides to use the house for needs provided for by law (e.g. he has to have work done on the house, he wants to assign the house to a member of his family). It can usually be done only after the first due date of the contract.
• Serious violations by the tenant
It happens when the tenant seriously vi- olates the contract obligations, e.g. when he sublets the house to other people.
In the towns with high housing problems
7
- such as Asti - the tenant can ask for the
suspension of the eviction execution for the end of the rental contract, if he is in particular family situation (low income, dependent children, elderly or disabled people in the family).
Furthermore it is active in many towns in Piemonte the “Salvasfratti” (Stop evic- tions), which steps in to try to reduce the number of eviction for arrearage on the territory. To know more see pag. 8.
In case of eviction it is always better to turn to the Sindacato inquilini (Tenants’ Union).
AFTER THE EVICTION:
WHAT CAN BE DONE?
You can turn to the City Council of resi- dence to submit a request to be admitted in the waiting list for housing, if in pos- session of the requirements needed (see pag. 9).
SOME USEFUL CONTACTS
• Comune di Asti - Social Services Area Xxxxxx Xxxxxx, 0 (piano terra)
14100 ASTI tel 0000 0000
Sicet
Via XX Settembre, 10 - 14100 Asti tel. 0000 000000
UNIAT
Corso Alessandria, 220 - 14100 Asti
tel. 0000.000000
SOCIAL RENTAL AGENCY C.A.S.A.
The social rental agency C.A.S.A. has been created by the Comune of Asti in order to help potential tenants looking for houses to rent on the private market.
The services offered are free and are ad- dressed to specific population groups.
It is addressed to:
• owners of vacant houses
• people who are looking for a house on the private market
Potential tenants, in order to get access to these services and the subsidy of- fered, must prove to possess the follow- ing requirements:
• resided or worked in the Comune of
Asti for at least one year
• have Italian citizenship or be a UE cit- izen or, for non UE citizens, have a reg- ular permit of stay
• have a new ISEE, Indicator of Equiva-
lent Economic Situation, not higher than € 26.000;
• not be owners of properties for resi-
dential use
For tenant a non repayable grant is pro- vided for an amount equivalent to eight monthly rent payment for beneficiaries with an ISEE lower than € 6.186,00, six monthly rent payments for beneficiaries with an ISEE lower than € 10.310,00 and four monthly rent payments for benefici- aries with an ISEE lower than € 26.000,00.
Owners renting a house with an agreed rent lower than 25% of the maximum es- tablished by the territory agreement, are entitled to a non repayable grant of € 1.500,00.
“SALVASFRATTI” (STOP EVICTION)
The initiative is possible only for those cases of not guilty arrearage with an on- going eviction.
The social rental agency C.A.S.A. pro- poses a renegotiation of the rental con- tract, changing it to a rent agreed upon (3+2), in view of an early closing of the eviction.
It is guaranteed to the owner a coverage of the arrears accumulated, for a maxi- mum of € 8.000 and up to funds deple- tion.
FOR INFORMATION:
Social Rental Agency C.A.S.A. c/o Social Services Area Comune di Asti
Xxxxxx Xxxxxx, 0 - 00000 Xxxx
Tel. 0000.000000
xxxx@xxxxxx.xxxx.xx xxx.xxxxxx.xxxx.xx
8
HOUSING PROJECT
The house is assigned by the Comune, with the participation to a recurring pub- lic announcement. The ranking list is elaborated according to the level of need of the families which applied.
HOW, WHERE AND HOW TO MAKE APPLICATION?
You need to fill the application form which you can find:
• in the Comune which issued the pub-
lic announcement
• in the “Segretariato Sociale” service (starting up in the Social Service Area)
• in the URP of the Comune of Asti (Pi-
azza San Secondo 1)
• on the website xxx.xxxxxx.xxxx.xx
You can apply for it during the estab- lished time, normally every 4 years.
The dates are available on the websites of the different towns.
The application form has to be given in the Comune which issued the public an- nouncement. The application form filled in and with a stamp for € 16,00 has to be given to the Servizio “Segretariato So- ciale” of the Comune of Asti.
The application form can be given by hand or sent as registered letter with re- turn receipt, together with a copy of the ID of the applicant to the Comune of Asti - Ufficio Protocollo, Xxxxxx Xxx Xxx- xxxx 0 - 00000 Xxxx.
WHAT ARE THE REQUIREMENTS TO APPLY?
You need all these 3 requirements:
• to be a resident (or work) in the Co- mune of Asti, or in one of the towns in the same territory range for three con- tinuous years
• must not be the owner of any prop- erty in the Regione Piemonte or any other property suitable for your family
• to have an ISEE index lower than
€20.784,77.
All the data required have to be self cer- tified and the ISEE form must be filled.
People in housing emergency (emer- genza abitativa) with the following re- quirements, can also apply to the service:
• eviction for not guilty arrearage or for the end of rent, repossession, house given to the spouse when separated
• forced release for evacuation
• uninhabitability of the house
• condition of asylum seeker, refugee
• public dorm or other public structure guest for at least 3 months.
9
The house emergency condition should be proved by documents (eviction, in- come of the family). The application form, together with these documents, should be handed in the desk of the Service “Segretariato Sociale” of the Co- mune of Asti.
HOW CAN I KNOW THE OUTCOME OF THE APPLICATION?
The ranking list of people entitled to the housing project is published in the Coun- cil Notice Board (albo pretorio del Co- mune) of the towns included in the area of the public announcement and in the office of A.T.C, which initiates the as- signments, by contacting and going with the person to the house assigned.
THINGS TO KNOW:
• the housing project isn’t an hereditary right
• once the house is assigned, you need to go to A.T.C. on the set day for the stip- ulation of the agreement and pay the contract expenses in one lump sum.
• the rent amount is calculated from time to time according to the characteristics of the house and the socio-economic conditions of the family: the minimum rent is a monthly payment of € 40,00.
The assignee of the housing project must pay the condo fees and the heat- ing expenses
• it is always necessary to ask the au- thorization to A.T.C. in order to have house guests
• it is mandatory to answer every two years to the socio-economic census done by A.T.C. on the assignee families
• once a year a public announcement to access to the National Housing funds is issued, to offer economical support to families with low incomes: you need to ask to the town of residency
• there is also a Regional Social Fund to support not guilty arrearage, addressed to people who are assignee of ERP houses, in not guilty arrearage.
10
HOUSING COOPERATIVE
WHAT IS IT?
It is a society formed by people who be- come associates in order to build to- gether a house, which can be used later on as a house for themselves.
It is possible to have three different forms of housing cooperative which can be cre- ated or to whom you can address to:
• undivided property: the houses are assigned to the associates, so they can use them for a set time
• divided property: the houses are as- signed to the associates with the aim to let them become owners of the houses
• mixed property: the houses are as- signed to the associates on rent or in use or with aim to become owners.
In order to start this path there should be an area available to build the house. It is usually easier to address to existing co- operatives and get support from them.
ADVANTAGES FOR COOPERATIVE ASSOCIATES
• tax advantages
• convenient mortgages for associates thanks to agreements with lending in- stitutions
• customised payment plans for the as- sociates, according to their possibili- ties and with the aim to protect their interests.
THINGS TO KNOW BEFORE YOU APPLY TO BE PART OF A COOPERATIVE
• be suspicious of cooperatives which ask for membership fees too high
• make sure you address yourself to a real “housing cooperative”, by check- ing that it is a registered Real Estate Development Cooperative
• get information personally in the town offices in charge of economic and council housing
FOR FURTHER INFORMATION CONFCOOPERATIVE ASTI
Via XX settembre, 00 00000 Asti
Tel. 0000.000000
fax 000.000000
• get information on the reliability and solidity of the cooperative, on works al- ready done and, if possible, get infor- mation from people which had direct experience with the cooperative.
11
THE CONDOMINIUM:
multiculturality and cohabitation
The house is the first space where you feel at ease. Sometimes some conflicts can start with cohabitation, therefore it is useful to promote dialogue, debate, exchange, to get to know each other and understand each other better.
CONDO RULES
Each condominum meeting establishes internal rules which have to be re- spected by all the residents.
Normally it is FORBIDDEN
• to make noise before 7 am and after 10 pm, and from 2 to 4 pm.
• to organize activities that are not agreed by the condo manager and the residents
• to leave the condo’s hall door open
• to leave cars, bikes, pushchairs and other vehicles in the open or covered common parts, reserved to the resi- dents’ passage
• to throw rubbish, paper, cigarettes or other things out of the windows, on the stairs, on the landings, on the hall- ways, in the courtyards or in other open or covered spaces
• to leave the rubbish out of the doors or in any other common place. The rub- xxxx should be put in the dedicated bin (in plastic bags)
• to wash cars or motorbikes in the com- mon open or covered areas
• to water plants getting walls wet or letting the water drip on the underly- ing balconies.
Normally it is ALLOWED
• to hang the clothes out to dry from windows or balconies facing the inter- nal courtyard or inside the apartment
• to transport furniture or objects through the common spaces, paying attention not to damage the walls, the stairs, the lift and the building finishes
• to install TV antennas different from the condo’s antennas, if the authorisa- tion has been asked to the condo man- ager
• to get stuff fixed in the common areas, with the agreement of the condo man- ager.
12
SUGGESTIONS
• parents have to make sure that their children keep a correct and respectful behavior, do not shout or make other noises which could disturb the resi- dents
• if there are conflicts between resi- dents, they should always turn to the condo manager. The complaints must be written and signed
• it is necessary to properly recycle rub- xxxx, in order to avoid fines which would fall back on all the residents, not only on the ones who made the mistake. It is necessary to get infor- mation straight away about the recy- cling procedure for the town of resi- dence
• it is recommended to keep a careful maintenance (fittings check, doors and windows checked and a clean house).
NEIGHBORHOOD RELATIONSHIPS
The best thing to do is to establish a friendly relationship with your neigh- bours. Sometimes there could be small disputes, often for trivial matters. It is recommended to try and solve them with exchange of views and common sense.
13
THE “SISTEMA ABITARE”
WHAT IS IT?
The “Sistema Abitare” is a network of very different bodies (Public Authorities, Foundations, Associations, Cooperatives, Banks, profit and non profit bodies who decided to commit themselves on the issue of housing access, by giving shared and certified information, using quality tools and constantly working together. It is managed by a Co-ordinating body which established a Protocol, whose principles have to be respected by all the bodies who subscribed to the System.
It was started in Turin in 2013 and then was made available for the entire xxxxx- xxxx of Piemonte, to share experiences and tools.
The City of Asti decided to take part in it.
WHY SHOULD I REFER
TO THE BODIES INCLUDED IN THE “SISTEMA ABITARE”?
To make sure:
• the information I get is complete, clear, straightforward and always updated
• to be addressed to the bodies on the
territory which are able to answer to my needs
• to find an interlocutor available and
open to everybody, without discrimi- nation
• to be respected and listened to
• to get support, with the activation of the most suitable local resources.
The “Sistema Abitare” elaborated sup- port tools to get correct information on the housing issue available in the insti- tutions that are part of the System, and it has been developing a web program which will allow everybody to find quick and immediate answers about the hous- ing possibilities on the territory by giv- ing simple data about your situation.
The Sistema Abitare includes (up to April 2015) 50 active subjects in Turin and started relationships of exchange with some of the Piemonte territories, in- cluding Asti. The subjects participating in the Sistema Abitare are identifiable by the identification brand (see below).
More information and the identification of the participating bodies are available on the project partners’ website, in par- ticular at the administrative office of the co-ordinating body here:
C.I.C.S.E.N.E.
Via Borgosesia 30
10145 Torino
Tel. 000.00.00.000
xxxxxxx@xxxxxxx.xxx xxx.xxxxxxx.xx
14
notes
Questo kit è prodotto xxxx’ambito del progetto “SISTEMA ABITARE: la forza della rete” co-finanziato dall’Unione Europea e dal Ministero dell’Interno Italiano - Dipartimento per le libertà civili e l’immigrazione xxxx’ambito del Fondo Europeo per l’Integrazione di cittadini di Paesi xxxxx, Azione 6 - Annualità 2013.
I contenuti del testo rientrano sotto la sola responsabilità di C.I.C.S.E.N.E. e degli enti partner del progetto e non rispecchiano necessariamente il punto di vista dell’Unione Europea e del Ministero dell’Interno.
Grafica: zazì - torino Illustrazioni: Xxxxxx Xxxxxx
Traduzione: a cura delle antenne multiculturali attive nel “Sistema Abitare”.
15
PARTNER del progetto SISTEMA ABITARE: la forza della rete
CICSENE
Xxx Xxxxxxxxxx, 00 • 10145 TORINO
Tel. 000.00.00.000
COMUNE DI TORINO
Direzione Edilizia Residenziale Pubblica Xxx Xxxxx x’Xxxxxxx, 00 • 10122 TORINO xxx.xxxxxx.xxxxxx.xx/xxxxxxxxxxx
FONDAZIONE XXX XXXXX XXXXXX onlus
Via Cottolengo, 22 • 10152 TORINO
Tel. 000.00.00.000
CONFCOOPERATIVE Unione Provinciale di Torino
Xxxxx Xxxxxxx, 15 • 10138 TORINO
Tel. 011.43.43.181
CONSORZIO COPEA - Società Cooperativa Edilizia
Xxx Xxxxxxxx, 00 • 10138 TORINO
Tel. 000.00.00.000
STRANAIDEA s.c.s. - Impresa Sociale onlus Xxx Xxxxx Xxxxxxxx, 000 • 10148 TORINO Tel. 000.00.00.000
SYNERGICA s.c.s.
Xxxxxx Xxxxxx, 00 • 10143 TORINO
Tel. 000.00.00.000