Delogierung condominium Vienna: When tenants stop making payments, many property owners in Vienna face major challenges. The legal steps are complex, emotions are often high and the financial consequences are considerable. In this article, you will find out how the process of eviction works in Austria, what costs you will incur and how you as a landlord can act with legal certainty - including our complete service for Vienna.
What does "delogging" actually mean?
Delogierung is the Austrian technical term for a court-ordered eviction. It is used when a tenancy has been terminated by a court and the tenants still do not move out voluntarily. This is a particularly sensitive issue in Vienna with its tight housing market.
Legal basis (MRG, ABGB, EO)
- Tenancy Act (MRG)Regulates the protection against termination and the conditions for terminating the tenancy agreement (e.g. in accordance with Section 30 MRG in the event of payment arrears). The Vienna Chamber of Labor provides a good overview of this.
- General Civil Code (ABGB)Permits termination without notice for good cause (§ 1118).
- Enforcement Order (EO): Determines how the judicial eviction is carried out by the executor.
Without court order for eviction (e.g. eviction judgment or settlement), no eviction is permitted. The legal route via the court is also unavoidable for squatted apartments. The eviction order loses its validity after six months if no execution is applied for.
Delogierung condominium Vienna - The procedure
- Determine default in paymentA reminder is recommended, but not mandatory. It should be in writing and documented.
- Give notice of terminationIn writing and stating the reason for termination. Only applies if the reason is in accordance with the MRG.
- File a complaint with the district court: Termination and/or eviction. The Vienna Chamber of Commerce (WKO) explains the process in detail.
- Wait for eviction judgmentTenant has 4 weeks to object.
- Request execution: Within six months of legal effect.
- Carrying out an eviction: Executor clears apartment, if necessary with police.
Practical tip: Observe deadlines!
The time between the eviction action and the actual eviction can vary from case to case. In practice, the entire process usually takes three to six months.
How much does it cost to evict in Vienna?
The costs vary depending on the individual case. Typical expenses for owners:
- Court costs & legal fees
- Execution costs (bailiff)
- Costs for transportation, storage, disposal
- Possible refurbishment costs
Important: These costs must be advanced by the landlord - even if they could theoretically be passed on to the tenant, this is often unrealistic in the case of insolvent tenants.
Rental nomads & deposit: an underestimated risk
Often, the rent is not only not paid, but also Additional damage or residuesthat are not covered by the deposit. Even if the deposit may be retained, it is rarely sufficient to cover the entire costs.
Delogation of a condominium - special features
In the case of rented condominiums, conflicts often arise within the community of owners:
- Access to the apartment must be guaranteed (agreement with property management).
- House rules remain in force, even in the event of execution.
- Consequential damage due to improper clearing (note liability).
Inform the community of owners
In the event of eviction, you should involve your property management in good time. Access for the executor must be possible, for example by means of a key or special opening. Insurance issues (e.g. in the event of damage to the stairwell) should also be clarified in advance.
Checklist for landlords: What to consider?
| To Do | Contents | Status |
| Documentation | Document late payments with account statements, reminders and correspondence | ⬜ |
| Check rental agreement | Check contract clauses and grounds for termination according to MRG | ⬜ |
| Note deadlines | Record important dates such as reminders, notice of termination, filing a lawsuit | ⬜ |
| Calculate costs | Estimate legal costs, eviction, storage, remediation | ⬜ |
| Inform property management | Clarify access to the apartment and insurance issues with the management | ⬜ |
| Document condition | Take photos or videos of the current state of the apartment | ⬜ |
| Obtain legal advice | Consult a lawyer or estate agent for legally compliant processing | ⬜ |
Tip: If you react early, you save time and money - and increase your chances of getting your home back intact.
Our service for landlords in Vienna
Evictions are not only legally complex, but also emotionally stressful. Many owners are faced with concerns such as: "What if the tenant doesn't leave voluntarily? Who will organize the eviction? What happens if furniture is left behind or the apartment is damaged?" There are often unpleasant disputes on the day of the execution - from denied access to sudden objections from the tenant.
That's why we take care of the entire process for you - discreetly, efficiently and with legal certainty. Our goal: You don't have to worry about anything and end up with a property that is ready to rent or sell.
As experienced real estate agents in Vienna we offer you a All-round carefree package in the case of delogations:
1. communication and organization
We take care of all communication with lawyers, courts and executors - by power of attorney if required.
2. clearance & storage
Organization of the clearance team, coordination with the bailiff, safe storage or professional disposal of the furniture.
3. renovation planning
Assessing the condition of the apartment, obtaining cost estimates, coordinating tradesmen for renovations or conversions.
4. new letting or sale
Professional appraisal and rapid remarketing of your condominium - including exposé, photo package and viewing management.
Key Takeaways
- Delogging may only take place with a court order
- Condominiums are also subject to legal requirements
- The costs are initially borne by the landlord - often without repayment
- Kroy Immobilien offers a complete solution for Viennese property owners
Conclusion
A delisting is not an easy step, but sometimes necessary to protect property. With our experienced team, we are at your side every step of the way.
Get advice now: contact us easily via Email or by phone
FAQ’s
Was versteht man unter einer Delogierung?
Eine Delogierung ist eine court-ordered eviction. Sie ist der letzte rechtliche Schritt, um einen Mieter aus der Wohnung zu entfernen, wenn das Mietverhältnis bereits gerichtlich beendet wurde, der Mieter aber nicht freiwillig auszieht.
Darf ich als Vermieter die Wohnung eigenmächtig räumen?
Nein. In Österreich ist eine Zwangsräumung ohne einen rechtskräftigen court order for eviction (z. B. ein Urteil oder ein Vergleich) streng verboten. Auch bei besetzten Wohnungen oder massiven Zahlungsrückständen muss der Weg über das Bezirksgericht führen.
Wie lange dauert der Prozess von der Klage bis zur Räumung?
In der Wiener Praxis sollten Sie mit einer Dauer von etwa drei bis sechs Monaten rechnen.
Nach dem Räumungsurteil hat der Mieter 4 Wochen Zeit für Einwendungen.
Wird die Exekution bewilligt, führt der Exekutor die Räumung durch.
Important: Ein Räumungstitel verliert nach sechs Monaten seine Gültigkeit, wenn in dieser Zeit keine Exekution beantragt wird.
Welche Kosten kommen bei einer Delogierung auf mich zu?
Als Vermieter müssen Sie die Kosten zunächst vorstrecken. Dazu gehören:
Gerichts- und Anwaltsgebühren.
Kosten für den Gerichtsvollzieher (Exekutor).
Kosten für ein Räumungsteam (Transport, Entsorgung, Einlagerung von Möbeln).
Eventuelle Kosten für die Instandsetzung (Sanierung) der Wohnung.
Note: Bei zahlungsunfähigen Mieter:innen ist eine Rückerstattung dieser Kosten oft unrealistisch.
Was passiert mit den Möbeln, die in der Wohnung bleiben?
Der Exekutor koordiniert die Räumung. Zurückgelassene Gegenstände müssen sicher eingelagert oder, falls es sich um wertlosen Unrat handelt, fachgerecht entsorgt werden. Als Eigentümer einer Wohnung in Wien müssen Sie dafür sorgen, dass der Abtransport keine Schäden im Stiegenhaus verursacht (Haftung gegenüber der Eigentümergemeinschaft).
Muss ich die Hausverwaltung über die Delogierung informieren?
Ja, unbedingt. Für die Durchführung der Zwangsräumung muss der Zugang zum Gebäude und zur Wohnung (ggf. durch Schlüsseldienst oder Sonderöffnung) gewährleistet sein. Zudem sollten Versicherungsfragen vorab geklärt werden, falls es während der Räumung zu Schäden an allgemeinem Eigentum kommt.
Wie kann ich das Risiko von Mietnomaden minimieren?
Eine Kaution bietet einen gewissen Schutz, reicht aber bei Mietnomaden selten aus, um Mietausfälle, Gerichtskosten und Sanierungsschäden gleichzeitig zu decken. Eine gründliche Bonitätsprüfung vor Mietbeginn ist daher essenziell.
