STAN

Stanovanje

Najveća prepreka i izazov s kojim se susreću pridošlice u neki Njemački grad je potraga stana. U ovome tekstu ću opisati što je važno da bi pronašli stan u Njemačkoj.

Budući da mi nije poznato stanje u ostalim gradovima (čuo sam da je u Stuttgartu i Frankfurtu slično), primarno koristim svoje iskustvo iz Minhena, vjerujem da će se mnogi s time moći identificirati.

Odmah par riječi ohrabrenja, vlastiti stan nije lako naći, ali je daleko od nemogućeg. I ja i jako mnogo mojih poznanika su bili u toj situaciji, i danas nitko od njih nije na ulici.

Neki su imali sreće pa stan našli brzo, neki su se malo namučili, ali tko je god iskreno tražio i potrudio se na kraju je i našao. Stoga samo hrabro i odlučno.

Kako pronaci stan u Njemackoj

U čemu je problem?

2 glavna razloga otežavaju potragu za stanom: Manjak ponude i iznos stanarine.

Manjak ponude je lako za razumjeti – Minhen kao grad raste velikom brzinom, i izgradnja jednostavno ne može držati korak.

Iznos stanarine je bolna stavka i za one koji su prije živjeli u unajmljenom stanu, a posebno za one koji najamninu nikada nisu plaćali. Nije se lako naviknuti na to da odjednom dajete pola plaće samo za stanovanje. Međutim, to je ovdje sasvim normalna stvar, i što se prije na to naviknete, to bolje.

U neformalnom razgovoru uvijek se govori o stanarini (kiriji), međutim ukupan iznos stanarine čini nekoliko elemenata:

  • Kaltmiete (Hladni najam) 

To je “stvarni” iznos najma. Iznos novca koji vlasnik želi za svoju nekretninu. Većina vlasnika se vodi prosječnim iznosom cijene po kvadratu toga naselja (ortsüblichen Mietpreisspiegel).

  • Warmmiete (Topli najam) 

Kaltmiete + dodatni troškovi (Nebenkosten). Topla voda, grijanje, odvoz smeća, čišćenje stuba i prilaza, osiguranje, dimnjačar i sl. su stvari bez kojih se ne može. One čine tzv. Nebenkosten i zbroj Nebenkostena i Kaltmiete je iznos na koji se obično misli kada govorimo o cijeni najma.

  • Parking ili garaža 

Također dodatna stavka na iznos najma ukoliko se odlučite iznajmiti jedno ili drugo. 

Ako danas tražite stan u Njemačkoj, ovo su prosječne cijene po m2 na koje morate računati (riječ je o Kaltmiete, i tendencija je u porastu).

m2MünchenBayernNjemacka
30 m223,88 E16,01 E11,09 E
60 m218,42 E11,06 E7,72 E
100 m218,18 E10,80 E9,07 E

(izvor: https://www.wohnungsboerse.net/mietspiegel-Muenchen/2091)

Jednostavnom matematikom dođemo do zaključka da za stan od 100 m2 u Minhenu treba izdvojiti oko 1800E kaltmiete. Cijene stanova ću detaljno opisati jednom drugom prilikom, ovo je samo okvirno za početak.

Još jedna stvar koju vrijedi napomenuti – kada u Njemačkoj govorimo o dvosobnom stanu, mislimo na stan koji ima 1 dnevnu i 1 spavaću sobu. Dnevna soba se računa kao soba. Trosoban stan ima 2 spavaće sobe i dnevnu sobu itd.

Gdje početi?

Kako pronaci stan u Njemackoj

Postoji mnogo mogućnosti za traženje stana u Njemačkoj:

  • Internet
    • Immobilienscout24
    • Immowelt – Ova dva portala su “pravi” portali za nekretnine. Jako dobar savjet je da sačuvate svoju potragu i da namjestite da vas automatski obavijesti za svaku novu ponudu koja odgovara Vašoj potragi. Tako možete vrlo brzo reagirati i ništa ne propustiti.
    • Ebay Kleinanzeigen  – Oglasnik. Budući da je stan iznajmiti ili prodati jako lako, mnogi posežu za besplatnim kanalima kao što je Ebay i slični. Ovo je jako dobar kanal i često se jako dobri stanovi mogu brzo i nekomplicirano naći.
    • WG-gesucht – i slični portali su specijalizirani za traženje cimera (sustanara). Postoji velika ponuda, a potraga često sliči na onu sa stranica zu upoznavanje partnera (Cimeri ipak moraju odgovarati jedan drugome).
  • Novine 
    • svako mjesto ima svoje lokalne novine, u kojima budu i oglasi za stanove. Ovdje vrijedi, čim vidiš odmah zovi. Vlasnici su najčešće ljudi koji žive u blizini i sami primaju te novine, pa pokušajte iskoristiti lokalni/emotivni aspekt u prijavi i razgovoru. Svoj stan sam našao u novinama.
  • Makleri “na crno”
    • osobno nemam iskustva. Međutim par poznanika su upravo preko njih pronašli stan. Proces je izgledao ovako: Toj osobi je dan novac unaprijed da bi pronašao stan, i to se vrlo brzo dogodilo. Nakon nekoliko dana jedan stan je bio ponuđen koji je i odgovarao. Najbolje ne pitati odakle i kako. Medutim oprez, sve je na crno i bez garancije da će upaliti.
  • Poznanstvo/Firma i ostalo

Što trebam imati?

  • Strpljenje i dobru volju,
  • Posao/Ugovor o radu (kopija, dokaz o radu na neodređeno. Isto nije obavezno, ali je jako često traženo),
  • 3 zadnje mjesečne platne liste (nije obavezno, ali jako često traženo),
  • Izvod iz SHUFA (ne uvijek, dosta rijetko) – https://www.meineschufa.de/index.php?site=7 (Preko ovoga linka se možete informirati i doći online do svoga izvoda. Cijena je 29,95 Eura). Isto možete napraviti i direktno preko immoscout24.
  • Osobni dokument (Putovnica),
  • Novac za 3 “hladna” najma unaprijed. Najčešće oko 2-3 tisuće Eura,

Jos jednom napominjem, neki vlasnici traže sve, a neki ne traže ništa.Tu treba imati i malo sreće.

Kako postupiti?

Treba naravno tražiti.

Koristite gore navedene mogućnosti i svaku ostalu koje se sjetite. Čim vidite oglas koji vam odgovara, moja je preporuka telefon u ruke i nazvati. Ako je poznavanje jezika problem, potražite pomoć od nekoga tko zna njemački da nazove u Vaše ime i da Vam pomogne. Ovdje se zaista isplati tražiti pomoć, jer doći na razgledavanje stana i ne moći razgovarati sa vlasnikom, napisati molbu ili telefonirati je prilično loše.

Kao i u svemu ostalome, isplati se biti dobar prodavač. Par savjeta:

  • Budite iskreni, ali igrajte pametno. Što bi Vi htjeli čuti od nekoga tko dolazi pogledati Vaš stan? Nemojte postupati kao očajnik, rečenice poput: “Već me je 100 ljudi odbilo molim Vas da ja dobijem stan” definitivno neće pomoći. Novac ne spominjite, ili se slažete sa najmom ili ne, mogućnost cjenkanja je jako mala. Nemojte se čuditi kada vam bude rečeno da morate 3 “hladna” najma unaprijed platiti za kauciju.
  • Budite autentični. Najgore je shvatiti da osoba glumi ili nešto prikriva. Svi smo mi ljudi, tražimo stan zato sto imamo potrebu za vlastitim smještajem. Nema ništa loše u pričanju vlastite priče, vlastitih anegdota i malo “small talka” sa vlasnikom. Važno je svoju priču ispričati autentično, nastojati se emotivno povezati sa sugovornikom i ostaviti pozitivan i iskren dojam.
  • Budite spremni ne dobiti stan. Ovaj stan želim, ali nije zadnji na svijetu. Ako se od početka tako postavimo, biti ćete opušteniji i sve će ići lakše.
  • Na svaki zahtjev (npr. da ispunite Selbstauskunft) reagirajte brzo i točno. Ovdje više o Selbstauskunft-u.
  • Dajte razlog zašto ste baš vi najbolji izbor i recite to. Na primjer, ja sam svome najmodavcu rekao “Stan je prekrasan. Ako želite naći nekoga tko će Vam stan čuvati i ostaviti u još boljem stanu nego sto je sada, ja sam pravi čovjek.” To mu je se jako svidjelo.

Nakon razgledavanja ili par dana poslije vlasnik ce traziti “Selbstauskunft”. To je neslužbeni dokument kojim dajete svoje osobne podatke, informacije o prihodima itd. Reagirajte brzo i nemojte davati lažne informacije, jer je moguće da vlasnik traži dokaz o tome što ste upisali. Tu treba opet biti pametan i razmisliti koje informacije dajemo.

Buduci da je potraga stana mukotrpna, mnogi se vode idejom da sto više podataka posalju, to je šansa da dobiju stan veća. Postoje slučajevi gdje ljudi i prije nego sto su razgledali stan šalju izvode iz banke, ugovore o radu i mnoge druge privatne podatke koji u krajnjem slučaju ne donose ništa. To je jako opasna igra, nikad ne znamo šta netko može napraviti sa našim podacima, a u drugu ruku ostavlja dojam očaja i “moranja”, što je uvijek negativno. Dajte samo tražene informacije, brzo i točno. Ništa više.

Kako pronaci stan u Njemackoj

Nakon toga, vjerojatno ćete čekati par dana da vlasnik donese odluku. Ili ćete dobiti odbijenicu, ili poziv na drugi razgovor.

Sve nakon ovoga je otvoren teren, neki ce tražiti da pošaljete izvode plaće ili potvrdu od SCHUFE, međutim, ako odmah niste dobili odbijenicu šanse su mnogo mnogo veće. Samo pametno i prije ili poslije ćete ostvariti cilj i pronaći vlastiti dom.

Kada se to dogodi, čestitam!

Ovdje sam pokušao u relativno kratkom tekstu opisati postupak potrage za stanom u Njemačkoj. U daljnjim tekstovima opisati ću u detalje teme koje se nadovezuju, npr. Selbstauskunft, ugovor o najmu, postupak prijave na stan, kupnju vlastite nekretnine i sl.

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http://derneuesvabo.de/

http://derneuesvabo.de/

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