Misery, mold, deposit dispute: these are the problems for tenants in Luxembourg

A research team at the Department of Social Sciences at the University of Luxembourg has created a study on the experience of tenants in Luxembourg on behalf of the « Tenant Protection Lëtzebuerg ». Under the title « The Tenant Experience in Luxembourg’s Private Rental Market », this shows the difficulties that tenants experience on the private housing market in Luxembourg.

On Tuesday, the study was officially presented at the university campus in Belval: in the eyes of Simone Niclou (Vice Rector of the Uni.lu) The report is primarily an example of successful « study and practice partnership ». Because by him shows how scientific work and social organization could cooperate well with each other. The public then benefits from this.

The study, which was financed by the Ministry of Housing Construction, refers to data from the period of 2022 and 2023 and consists of two data records: The first data record comes from evaluations of 262 inquiries to the tenant protection association. The second data set was generated from the content of the conversation, which comes from the meetings of five different « focus groups » – groups of 32 tenants who discussed problems in their tenancy.

The results were then divided according to phases. The first phase was search for accommodation, which is often difficult to make in Luxembourg. The second phase was the tenancy itself. The third phase was the termination of the rental agreement by one of the contracting parties. While some of the information should not be new (the Luxembourg housing market stands out above all due to its high prices), some of the results are new and could be a first step towards improvement.

Access to the rental market

It is no secret that it is not so easy to find a suitable apartment in Luxembourg. In general, tenants with low incomes and single parent (often primarily single mothers) are affected. Because prices for privately rented apartments (which at least 90 percent of the housing market make up) rose by almost 60 percent between 2010 and 2022 alone. The study also emphasizes that between the first quarter of 2022 and the first quarter of 2023, housing prices have increased again by about eleven percent.

Another difficulty, which was frequently named by the apartment seekers, were selection criteria of the landlords, who were perceived as discriminatory (due to the skin color, ethnicity, religion or nationality), or the tenants had an excessive effect. Problematic or opaque contractual conditions, misleading application of real estate or high placement costs were also recurring reasons for complaints – especially for foreign tenants. One participant in the focus group summarized the situation as follows: « The rental system in Luxembourg makes you think about simply going back to your home country. »

Difficult rental relationships and miserable housing states

But if you have found an apartment for rent in Luxembourg, there are other difficulties in the worst case. The study shows that the condition of the apartment itself was often criticized within the focus groups, but also in the correspondence with the tenant association. Mold, moisture, structural problems or not enough space: According to the researchers, these deficiencies tend to occur more often in rental apartments than in condominiums – even without the tenant.

Here, too, tenants with low incomes or families with children were most often affected. This was also emphasized by Claude Meisch, Minister for Housing and Spatial Development in the presentation of the study: « We cannot accept that. Living is not a luxury, living is a right. » According to Meisch, an apartment is not just a place where you sleep, but the basis for a good life. « We believe that every person – regardless of income – should be able to live in a safe, decent and financially portable place. »

Another problem that was criticized in the study was that tenants often had no comprehensive awareness of their rights and thus reacted unsafe or incorrectly with rent increases. Some were in court against this, but particularly low -income and young tenants often did not have this option.

The phase of the excerpt was also frustrating for many of the tenants. Dispute with the landlord was particularly frequently named here on the basis of the deposit repayments. However, dismissals of the rental agreement without stating clear reasons was also a recurring problem.

The location is not hopeless

The study concludes with some clear recommendations towards politics: For example, the affordability and specifications on living conditions could be improved by legislative measures. But also more information about the tenants about their rights and obligations, better information offers and instruments for contraception could defuse many problems. « There is still a lot to do, » says Meisch. « But this study helps us to make better decisions and create a better system for everyone. »