Amy Hart of Trust in Business, a Munich based relocation agency, provides a professional perspective on flat hunting in Bavaria and Germany at large.

Food, shelter and warmth - the basic essentials - that seem so easy to acquire in your homeland yet take a different toll here in Germany.

Just like any other part of your new cultural experience, learning how to get these necessities requires a bit of patience and an understanding of the way Germany works.

For example, getting an apartment in America is quite simple, some New Yorkers may disagree, but for the most part one can contact real-estate agents, look through newspaper classifieds, tell their friends of their needs, etc., and when an apartment is available that fits the desired description, a lease is signed and it is rented! Wah-la!

The lease between the landlord and the tenant is straightforward.

It is for a specific time period (6 months, 1 year) with a lump sum required for deposit and then it's done - you have a place to live!

Sure you have to notify your landlord of your ability to pay the rent, this is taken into consideration of course, but not to the extent and severity that it is here in Germany.

In most countries the tenant has certain rights that secure his/her living situation even when difficulties arise with the landlord, this is true of America and Germany alike. However, the difference lies in the amount of protection granted to the tenants.

German courts have an impressive record of siding with tenants in cases of disputes even when a tenant has failed to pay the rent for months!

Single mothers are protected to the extent that they cannot be evicted even if they refuse to pay the rent.

Undoubtedly, landlords are cautious about who they choose as tenants.

Rise to the challenge.

If the apartment or house is one that you like, you must prove to the landlord that you are the best candidate.

Having your employer write a letter to the landlord stating your position within the company, will help you do this.

On a related note, don't be surprised if your potential landlord requests a dinner with you or any type of meeting which allows him/her to get to know you better.

Putting your best foot forward and being prepared for the German housing market will require some studying on your part, but it will be worth the time spent when you are enjoying your "Maisonette" style apartment overlooking Bavaria's finest parks and cobble stone streets.

Here is a check list which will help you in your search:

1. Decide where you want to live. Location is everything will. Do you want to be close to the city center or would you rather live in the suburbs? Do you have a car or will you rely on public transportation. Make a transportation plan that works for you. You don't want to spend all your time travelling. There is more to experience in Germany than muffled conversations in the Hauptbahnhof.

2. Once you have decided on an area that is right for you, check local newspapers for available apartments. If you don't have a grasp on the language yet, use these tag words to help you search.

   Apartments for Rent: Mietangebot (Mietmarkt)
   Cold Rent (rent not including utilities): Kaltmiete
   Warm Rent (rent including utilities): Warmmiete
   Utilities: NK (Nebenkosten) -Utilities usually includes heat, telephone connections, standard cable, and electricity:
   Heizung, Telefon, Kabel, Strom
   Furnished apartment: mit Möbel (Furnished apartments are rare.)
   Room: Zimmer
   Efficiency apartment: 1 or 1(1/2)-Zimmer Wohnung
   One bedroom apartment: 2-Zimmer Wohnung -Germans literally count the number of rooms. For example, a 3-Zimmer Wohnung would have 2 bedrooms and a living room.
   Bathroom: Bad
   Window: Fenster
   Kitchen: Küche
   Apartment with kitchen included: EBK (Einbauküche) -It is typical for Germans to take everything with them when they move - including the kitchen sink!
   The date the apartment will be available for you to move in: ab. 15.5 (May 15th)

3. Make an appointment with the landlord or real-estate agent to view the apartment. Call quickly. Most apartments are gone a few hours after they have been on the market. Don't forget to take your business cards with you and extra supporting materials which will help you stand out above the rest.

4. Prepare a checklist for yourself of questions you might have for the landlord. This should include:
   
   
   • Warm rent (What is the total you will transfer each month?)
   • Telephone (Is there an ISDN connection?)
   • Utilities (Nebenkosten) (What exactly is included? Are their extra costs such as a janitor (Hausmeister), trash collection fee, or electricity?) Electricity is rarely included.
   • Trash (Is there a trash collection fee? What dates is the trash collected and what does your town require for trash separation?) You can get this information from your local city hall.
   • What is the term contract? Do you have to stay 6 months, one year, or two years?
   • What are the conditions regarding animals? Inform the landlord about your pets and your children.
   • Television (Is a connection already established?)
   • Laundry (Where will you do this? Is there a connection for a washing machine or is there a laundry mat close by?)
   • Storage area (Keller) (Is there a storage area, usually in the basement of the apartment buildings?)

5. Take the deposit money with you. Be prepared to decide to take the apartment or to pass it at the first meeting. The housing market can be tight in Germany, and most likely if you wait, it will be gone.

6. Fill out the application. If you were looking at an apartment with a real-estate agent more than likely he/she will give you an application to fill out and fax back to them. It will ask the basics such as contact information and bank information. Fax back the filled out application and the additional desired documentation to the agent promptly.

7. Follow up. Not all landlords decide on the spot and thus wait to make their decisions - do your part to express a genuine interest.

8. Network. This applies in finding an apartment as much as it applies to other areas of life. Speak to those you know and even those you don't know. Your dream apartment could be one conversation away.
   
9. Contact relocation agencies. If you have exhausted your search and need help, don't hesitate to call a relocation agency. They can easily be found in the telephone book. Be sure to compare their prices as well. Of course, there will be a fee but the benefits of having professional help can be worth it!
   
10. Cross your fingers! A little luck can go a long way.

By taking a pro-active search and heeding our advice, you will soon find yourself celebrating in one of Germany's hippest city centers or relaxing in the quiet suburbs. You will find the perfect residence and a community of ex-pat friends as well. Germany is a diverse place that welcomes expatriates from all over the world. According to the Bavarian Ministry for Economic Affairs, there are 44,300 American residents in Bavaria alone. The doors are wide open for you! Trust in Business employs a number of ex-pats who understand what you are going through! Trust in our 10 steps and you will have warmth and shelter in no time. The other basic essential - German Food - well that will come natural! Promise!

For questions/comments about this article and/or relocation within Germany for individuals and businesses, please contact Amy Hart, amy@trustib.com