Real Estate - Property Rentals

i went direct to the owner, found them on maltapark,com also worth checking out the paper times of malta (sunday edition) has lots of property listings
agency wise theres quite a few , though they will expect half a months rent as a finders fee on top of the deposit and rent

and most dont do a lot for the fee..... be careful when signing a contract check the small print and above all else check what utility tariff you are about to pay....ask to see recent bill and check the tariff - there is the cheaper residential rate and the much more expensive domestic rate

toonarmy9752 wrote:

and most dont do a lot for the fee..... be careful when signing a contract check the small print and above all else check what utility tariff you are about to pay....ask to see recent bill and check the tariff - there is the cheaper residential rate and the much more expensive domestic rate

There is absolutely no point in 'checking the tariff' the tariff does not move with the property, you need to agree that the landlord will sign the necessary form and ideally sign it before you move in, for you to be listed as residents at the property.

Indeed when you leave a property you are supposed to fill in a form and send to ARMS to say you have done so and the property reverts to the higher tariff !
Most of the problems you read about arise when a 'deal' is done with a landlord without a reputable agent involved.

reputable agent ?????

agree to a certain point - but if the domestic tariff is on the bill - its highly likely it will always be - as most dont revert back as nobody bothers to tell arms anyway, not even the landlord for his own reasons - and we know what they are dont we -  Its an indication thats all - as is demanding cash for rent and a refusal to sign form H....many landlords dont tell the truth or are vague about the actual tariff and the same applies to agents  - period.....even "reputable" ones..... if there is such a beast.!

as for most of the problem being driven by a deal being done without a reputable agent being involved...  - thats not correct -  most of the problems arise by people not asking these questions and trusting the smiley smiley landlord and agents - and the landlords quite deliberate deception at not being truthfull about the material facts that impact on the addordability of a property and its future tenant -re the real utility tariff appropriate to the property because they are evading tax  - we all know that, the agents know it - arms know it - the WSC know it, enemalta know it, the government know it, the MCCAA know it, even the agents own voluntary federation know it.

TheBeatles007 wrote:

Hi I am totally new here and was wondering which agency I should use while looking for property in Malta?

Hi TheBeatles007,
We contacted many in the last 2 months when were searching for properties but so many of them just didn't come back but one did over & over again and showed a real concern until we found the right specific place. Always patient and always came back with replies to our questions etc.

We are arriving in Mosta for 6 months on Sat 02 Aug and he is also arranging our collection from the airport and being there when we arrive at 1am. Could not have done this without him.

Matthew Buttigieg National Dip. Bus. Stud.

SENIOR LETTING CONSULTANT
Award Winner 2012 & 2013  Best Letting Consultant

FRANK SALT (REAL ESTATE) LTD.
Mosta Road, St Pauls Bay SPB 3112, Malta | Tel. (+356) 2359 2314 | Mob: (+356) 7900 7123 | Fax (+356) 2157 2894 | Email: mabuttigieg@franksalt.com.mt | franksalt.com.mt

Hope this helps and good luck.

Roy & Linda

Maybe the following will help:  My family and I moved from Britain to Malta in September 2010. We signed a rental agreement on the first place we saw which stipulated that we were to pay 100 euro per month on account towards our utility bills.
It turns out that this was a scam, and effectively we had made ourselves liable for the utility bill even though our consumption of electricity and water was being calculated at the incorrect, extortionate domestic rate instead of the much cheaper residential rate.
It turns out that there are two utility tariffs in Malta. But did anybody think to tell us that? Heck, no.
According to the various STATE institutions with responsibility for this scam, tenants are lesser beings and can only have access to the much cheaper residential rate if they get permission from their landlords. Its a pity that we were not told this BEFORE we signed the rental contract.
Landlords do not seem to understand the concept of zero as most of their tenants are on the domestic rate (Number of residents = zero). The domestic rate is designed for owners of empty second homes or summer residences. Or maybe it is because they do not want the tax man to find out that they have rent paying tenants in their so called empty properties. Take your pick. I know which one I'd go for.
Our family of 5 living in our rental property for 35 months was charged 6185.01 euro at the domestic rate. We should have been charged 3270.28 euro at the cheaper residential rate (No. of persons = 5) for exactly the same consumption. We were entitled to the residential rate seeing as we were living in our primary residence.
What do Arms, Enemalta, the MRA, the minister for energy, the Maltese government do when you point this out? They tell you that they don't do refunds. They tell you that it is against the law to award a tenant the residential rate without the landlords permission.
And apparently the only persons breaking the law are the tenants who refuse to continue overpaying at the domestic rate. Because they find to their horror that landlords are able to freeze their bank accounts and / or salaries to forcibly take this overpayment.
Kafka couldnt have made this one up.

I would make absolutely sure that you take Arms Form H, change in the number of residents, to the signing of the rental contract.  Ask your landlord to endorse it BEFORE you sign the contract.  Otherwise you may be entering a nightmare legal scenario.  You will need a copy front and back of your landlord's id card too.

Arms Form H:  https://www.smartutilities.com.mt/wps/w … OD=AJPERES

I'm afraid every single letting agent (and I must have spoken to about 18 different agents), even the more established, larger outfits I spoke to did not ever mention the two tier tariff.  I think they see that their repeat business will probably come from the landlord so they do not want to mention anything that may scupper the deal.

I think you should also be looking into why your bills are so high?! Are you sure you were not paying for the whole block??!!
I'm on domestic rate still and a family of 4 and my bill is no higher than 70 a month, in fact, summer is around 50 a month!

No, nothing to do with paying for the whole block. 

I calculated the cost of our consumption at the domestic rate (Number of residents = zero) using the Arms online calculator.  This was 6185.01 euro.

When I inputted five next to number of residents on the Arms online calculator the cost of EXACTLY THE SAME CONSUMPTION was 3270.28 euro.  This was at what is known as the residential rate. 

The ONLY difference was the number of residents.

I tried to upload two links showing photoscreens of the two Arms online calculations but unfortunately I couldn't.

There is a lot of confusion about this.  The domestic rate should really be called the secondary residence rate while the residential rate should be called the primary residence rate.

May I ask:  Are you a tenant?  If so, have you got access to the actual bill?  The domestic rate (Number of residents = zero) is the extortionate rate designed for empty properties or occasionally used properties.  The idea is that if there is zero consumption then it doesn't matter if the rate at which you pay is extortionate because:  Extortionate rate multiplied by zero consumption equals zero cost.

Maybe this short story will help explain things better: 

A story illustrating the insane injustice of the ARMS two tier tariff, aspiring to be in the style of Kafka:

Once upon a time, a couple moved to a faraway country. The country was beautiful with a beauty that caught at their hearts as they enjoyed it in the mostly beautiful weather.

They lived in rented accommodation and paid their landlord money towards their utility bills.

For some unknown reason, they were not allowed to be the account holders of the utility bill.

Months rolled by and their landlord asked for more and more money towards their bills. The couple gave more and more. Still it was not enough.

The couple asked to see the bill. They saw that the number of residents listed was zero. They asked whether increasing the number of residents to two would make a difference.

No, replied the landlord without any hesitation.

They saw HOUSEHOLD RATE next to Consumer scheme and felt reassured.

More months rolled by and more money went towards their utility bills. One fine day, the couple saw some information on a social media site that immediately caught their attention:

HOUSEHOLD RATE: Number of residents = 0
INHABITED RATE: Number of residents ≠ 0.

They decided to phone the sole utility company in the country, LEGS (Leading Extortion Gains Specialists) to find out more.

I'm sorry; we cannot give you any information on the bill because of the Data Protection Act. You are not the account holders.

The couple decided to visit the LEGS office. Again they were told that they could not be given any information. They asked to see the manager.

Days later, the manager turned up.

I can confirm that you are on the HOUSEHOLD RATE where the number of residents = 0.

What is the difference?

Well, the HOUSEHOLD RATE is for empty properties or summer residences. The INHABITED RATE is for your main residence.

And are they the same price?

No, seeing as you are not going to spend much time, if any, in your second home or summer residence, the HOUSEHOLD RATE is much more expensive.

Ah, that explains it, exclaimed the couple. Sir, we have been resident at No. 10, Parallel Dimension Street, Jupiter, for 3 years and we can prove it. We are entitled to a refund. We have been over charged.

LEGS don't do refunds. Who's to say you didn't choose to be on the HOUSEHOLD RATE? But, look here, we can give you this form to give to your landlord. He will hopefully give you permission to get the much cheaper INHABITED RATE.

But we're not invisible. How can we have lived in a property for 3 years and be billed as if we weren't living there?"

Oh yes, you can. You need the landlord's permission to be made visible.

Dejected, the couple returned home. They decided to look for another rental property where the landlord would not deceive them and where they could enjoy the INHABITED RATE.

However, the next day they felt more positive. Surely the LEGS CEO would be more reasonable?

So they wrote a letter explaining the situation. The reply came quite quickly.

I'm afraid LEGS cannot give you a refund. Legal notice A#345*@@ and Legal notice W#456*@@ say that LEGS is not authorized to bill at the INHABITED RATE without the permission of the landlord.

This hit the couple hard. But they bounced back and looked up the country's constitution. And there in all its glory was Article BGFDS123 of Chapter JHF345: no law shall make any provision that is discriminatory either of itself or in its effect.

Surely, this would do the trick?

One hundred years later, the story continues

I am well aware of the 2 tariffs, it's been known for years and there are many, many threads on here explaining....What I meant was, you use a hell of a lot of electric and water!!!
I may be wrong but I don't think anyone on here uses 170 odd a month on electric and water!

You clearly did not understand.  Oh well.  Re-read and you will notice that the cost was different for EXACTLY the same consumption.

So yes 177 euro per month (6185.01/35) is excessive.  But nothing to do with consumption.  This was the cost at the DOMESTIC rate. 

The cost for exactly the same consumption at the correct RESIDENTIAL rate was 93 euro per month (3270.28 / 35).

Please remember that the cost of our consumption depends on 1) consumption and 2) the rate at which you pay it.

Yes, I get what you are saying and 1.) Which ever tariff you are on, your consumption is very, very high and that is one thing you should be looking at and 2.) It has been reported for many years on here, papers, television and Facebook pages about the unfair system so it's your fault you paid too much!

No, you clearly do not get what I am saying. 

1)  At the residential rate we should have paid 93 euro per month (18.6 euro per person) which is 23 euro per month more than you, a family of 4 (17.5 euro per person), pays. 

2)  No, I refuse to accept that it is our fault that we have fallen foul of a state sanctioned scam.

And clearly even though it has been reported on Facebook and all the other media you mention, people are still getting stung by it.

I would imagine that the point of this Expat.com is to warn the unwary of what could happen.  So I do not understand your tone.  You are giving the wrong information.  This is nothing to do with consumption.

Okay. Whatever.

consumption is consumption - simple  - that is clearly not in dispute by macrae at all - macrae uses whatever is used and recorded and clearly has no issue with paying it - BUT AT THE CORRECT RESIDENTIAL RATE THAT MACRAE AND FAMILY HAVE A LEGITIMATE RIGHT TO - NOT THE SCAM OF DOMESTIC RATE - designed to TAX THE WEALTHY WITH 2ND 3RD 4TH 5TH AND 6TH HOMES THAT ARE DECLARED AS EMPTY.......and sadly seems to be designed to fool the unwary

the rate at which the consumption is being paid is the important bit

Yes, I get that Toon, I was just trying to point out that I am also on the domestic tariff but only pay 70 a month at the most...I was just throwing concern at the family's high bill at the domestic rate.
There are many stories, of people paying others electric bills from unscrupulous people tapping into the supply and was trying to make them aware that their consumption is also high.
I was not disputing about the unfair tariffs

i trend to agree with coxf001, that Johanna bill sounds to high
I'm also on domestic and family of 4 and we pay 70e (+/- 3e )

it's rather easy to check if someone is tapped to your water/ele. meter - just unplug all your elec devices and close main water tap and go and check the meter
write down the data, and come back in 30 min (just because it's not good to have fridge off for more time now)
if the data is not the same - somebody is stealing you

yes i understand what you are saying  - but if macrae is happy at the actual consumed u-nits  it seems its not an issue but the cost is - we use what we use and that differs from one family to another  - air con electric ovens etc etc  - my consumption for 2 is 34 a month but thats because we use low energy appliances throughout, very little air con and have water saving devices on our showers... plus only heat water when we need it.

how sure are you that you are on domestic rate and why are you still on it - 70 is very low for domestic rate

no it may not be too high - you dont know what the use daily - you are assuming they are the same as you - - they may be using air con all the time and are happy to pay for it at RESIDENTIAL RATE NOT DOMESTIC

toonarmy9752 wrote:

how sure are you that you are on domestic rate and why are you still on it - 70 is very low for domestic rate

Yes, it's domestic rate for sure...I was, until recently, held ransom by the landlord who refused to let me change and I was unable to move (costs) Now I can, I just haven't gone down to change it. I don't think it's high, it's the same as my friends and family that I speak to, who are also on domestic rate.

AGREE in terms of elec but water could be a leak or a sticking valve at the tank allowing it to overflow continuously.

Ok.  Let's start with first things first.

Do you accept that at the residential rate the cost (NOT the consumption) is reasonable and what you are experiencing?  93 euro per month for a family of 5.

Do you accept that at the domestic rate the cost (NOT the consumption) is unreasonable?

I would imagine that both of you cox0001 and dux are on the residential rate and not the domestic rate.  Have you got access to an Arms bill?  If so, look at the top right hand corner of the bill.  If it says Number of residents = 0 and Domestic next to Consumer Scheme, then you are on the incorrect rate.

However, if it says 4 for you cox0001 and ? for you dux, then you are on the correct residential rate.  It should also say Residential next to Consumer Scheme.

I have absolutely no problem in paying for our consumption.  However, I do have a problem with paying for my consumption at the extortionate, incorrectly applied domestic rate.

is that current lower rates or the old rates pre march 31st

For the record, our 35 month consumption for a family of 5 was the following: 

17 670 units of electricity = 505 units of electricity per month
417 cubic metres of water = 12 cubic metres of water per month

Could you provide your consumption per month of electricity and water?  So that we can make a simpler comparison?

I agree that domestic rate is wrong, (which is what I said) I am on domestic rate, I have seen my bill, everytime for the last 4 years, it only says 0 residents, I have not had the new rates yet so, my bill, for summer is around 50 a month, 70 in winter. I have 2 computers on 24 hours a day, and old tv's on at night (kids fall asleep with them on.) I only heat the water (in winter) for our daily showers. I use a gas cooker and fire. I don't use aircon. If you feel, 93 on residential rate is okay for you, then fine, no problem, as toon says, you are different and must use high electric consuming items?

505 units of elec per month is not outlandish for 5 people

the bill is when its at domestic as the rates rise on a sliding scale.....


we are two people and we use about 9 units per day thus 270-280 per month and within the eco allowances - - just

I don't have a bill at hand, one is due soon. I don't take notice of my consumption as it's always been the same price (roughly) for years but I will check next time for you.

i think there may be some misunderstanding of the units consumed  - and the time period...

When I first moved in here about 4 years ago, the landlord wanted 70 a month for bills as the previous family of 5 (3 teenagers as well) used 70. I said I don't use 70, so I paid 50. My last bill I owed 5 euro on top. In winter, I owe 80-100 on top at most.

We are now on the residential rate with our new landlord and have been paying about 75 euro per month at the new rates.

It used to be 93 euro per month at the old residential rate and 177 euro per month at the old domestic rate.

This has nothing to do with consumption.  The only reason the cost is high is because it is calculated at the incorrect extortionate domestic rate.

Try it for yourselves.  Go to the Arms Online calculator.  Calculate the cost of a month's consumption at the residential rate and the domestic rate.  And then report back, please.  So that we can clear up any confusion for any expats moving to Malta reading this.  Thank you.

The only difference is the Number of residents.  Oh, and the cost, of course.

https://www.facebook.com/photo.php?fbid … mp;theater

I understand that it saves money being on the residential rate, I don't have a bill at the moment. All I can say, for 3 months electric and water on the domestic rate, for my family of 4, was 155 euro, which is 51.66 a month, which is 125 a month more (on the same domestic tariff) than you for one extra person.
That's okay, you must be high users and I am sorry for pointing out that I felt your bill/consumption was high on the domestic rate.

Thank you all for this thread and although we have signed a contract and it asks only for me to submit the readings when we arrive it does not state what tariffs we will be on etc? I emailed the agent earlier and I received this...

"I am not sure on the rates since these change however you are on a normal rate thus not commercial. For the 2 one is looking at 50-60euro. It all depends how careful one is".

We are two people in a 3 bedroom maisonette and always careful with waste and usage but now a little concerned to where this could go when paying the actual bill and if the landlord uses a higher tariff or not?

Any advice is very welcome as is what questions should we ask now to find out before we get a surprise later in months to come?

Cheers,

Roy & Linda

Do you know your monthly consumption?  Do you read your meters on a monthly basis?  Could you state the number of units of electricity you consume on average per month?  Or the number of cubic metres of water per month?  That's what consumption is.  Please list them.  This is what we should be comparing.  All the information I have seen tells me that 500 units of electricity per month and 12 cubic metres of water per month for a family of 5 is pretty reasonable. 

I do not know what else to say to explain that cost does not equal consumption.

Do you know that ex tenants have had their bank accounts and salaries frozen 6 months to a year after leaving a property on good terms with their landlords?

I do not want to alarm you but the bills that you have been receiving may not be covering the entire period or may be amended at some future date.

RoyR5085 wrote:

Thank you all for this thread and although we have signed a contract and it asks only for me to submit the readings when we arrive it does not state what tariffs we will be on etc? I emailed the agent earlier and I received this...

"I am not sure on the rates since these change however you are on a normal rate thus not commercial. For the 2 one is looking at 50-60euro. It all depends how careful one is".

We are two people in a 3 bedroom maisonette and always careful with waste and usage but now a little concerned to where this could go when paying the actual bill and if the landlord uses a higher tariff or not?

Any advice is very welcome as is what questions should we ask now to find out before we get a surprise later in months to come?

Cheers,

Roy & Linda

That is what you have to watch out for...Landlords don't even know about the 2 tariffs (or don't want to admit.) It's not commercial and normal, it's domestic or residential. That is what you need to find out from the landlord. It will tell him on the bill.