Renting housing in Europe: how Ukrainian refugees can avoid falling prey to scammers

After the start of the full-scale Russian invasion, millions of Ukrainians found themselves outside their country in search of safety, stability and basic protection. For most of them, renting housing in Europe has become one of the most painful topics. It is when you are left in a foreign country without housing, money, acquaintances and a full understanding of the local rules that the risk of falling for scammers reaches its peak. At the same time, the most vulnerable are those who have just arrived, have a limited budget and are looking for housing urgently. Fraudsters profit from this, offering “profitable” apartments that do not actually exist. For those new to renting in an EU country, it is critical to understand the local rules, typical scams, differences between countries, and your rights as a temporary resident.

Spain

In Spain, where the demand for housing is traditionally high in tourist regions — Catalonia, Valencia, Andalusia, the Canary Islands — the long-term rental market is partly shadowy. This gives fraudsters a wide field to operate. Here you can come across ads where the “owner” allegedly lives abroad and asks to transfer a deposit via Western Union or Revolut, promising to hand over the keys through an agency. Very often, the apartment in the photo seems perfect – spacious, bright, in the center, with new furniture, but it is a photo from a catalog or from another website.

In reality, housing is either in terrible condition or non-existent. And the deposit, which is usually 1-2 months of rent, is supplemented by an “agency fee”, which in reality does not exist – it is a fictitious intermediary. It is important to know that from 2024 in Spain there are restrictions on rent increases – no more than 3% according to the new housing law. But fraudsters are not burdened by this. In Barcelona, ​​the municipality has officially warned of a sharp increase in cases of fake rentals – especially in the areas of Gràcia, Eixample and Barceloneta. There is an official city information page about rent: https://www.habitatge.barcelona/. And in Catalonia, there is an online platform for checking real estate rights — Registro de la Propiedad.

Czech Republic

In the Czech Republic, in particular in Prague, subletting is very common – when the apartment is rented not by the owner, but by the tenant who signed the main contract. This is formally allowed, but requires the written permission of the owner. If there is no such permission, the new tenant finds himself in a gray area: he has no legal protection and can be evicted at any moment.

Often, only the net rent is stated in the ad, and after the contract is signed, additional “utilities” suddenly appear, which sometimes exceed the amount of the rent. In addition, many apartments are rented without the possibility of registering a place of residence (trvalý pobyt), and without it, Ukrainian refugees cannot get health insurance, open a bank account, or register a child for school. A reliable platform for searching without intermediaries – Bezrealitky.cz.

Poland

In Poland, which became the first country of asylum for millions of Ukrainians, the situation is even more complicated. Renting without a formal contract is very popular, especially among students and immigrants. But such “trust” often turns into trouble. Without zameldowanie — registration of residence — a person will not receive many public services. Often, landlords rent apartments with individual meters, and utility bills come directly to the tenant. Sometimes they require proof of income or a guarantor, which complicates the situation for those who have just arrived. Most fraudulent ads appear on OLX. A safer option is to search through Otodom.pl or through personal recommendations.

Before agreeing to a lease, it is worth finding out whether the landlord will allow official registration of the place of residence (zameldowanie), because without it, access to most government services will be blocked.

Italy

There are several main types of leases in Italy. The most common is the Canone libero (4+4 years), i.e. a standard contract with a fixed rent that is concluded for four years with the possibility of an automatic extension for another four. Another option is Canone concordato (3+2), which involves the participation of the municipality and preferential conditions for the tenant, including a reduced rate. For short-term stays, there is a Transitorio type contract, which is concluded for a maximum of 18 months.

However, even the presence of a formalized system does not protect against difficulties: landlords are often not ready to rent housing to foreigners without a guarantor, even if it is a formal contract. Many offers are posted in Facebook groups, which creates favorable conditions for fraud or illegal rentals without proper registration. In such cases, the risk of losing money without receiving housing or legal rights increases many times. To check whether the contract is officially registered, you can use the state database Agenzia delle Entrate.

France

In order to rent an apartment in France, the tenant must collect a complete package of documents, the so-called dossier, without which it is almost impossible to negotiate with the owner. This package usually includes an employment contract or an official certificate of regular income, a bank statement, copies of identification documents, a tax number, and a guarantor – its presence is often a mandatory condition, especially in the case of foreigners.

Most landlords in France work with real estate agencies, and all costs associated with their services are usually borne by the tenant. This means that in addition to the cost of the deposit and the first month of accommodation, there is also an agent’s commission – usually equal to one month’s rent plus VAT.

All procedures are as formalized as possible: the signing of the contract is accompanied by the drawing up of an act of acceptance and transfer of housing (état des lieux), which records the technical condition of the object at the time of occupancy. This document should be kept until departure, because it is on its basis that the question of returning the deposit is decided.

Germany

In Germany, renting an apartment is a formalized and legally regulated process, in which almost all stages are formalized in writing. Especially high demand for rent is observed in cities such as Berlin, Munich and Frankfurt, where competition among potential tenants is so fierce that dozens of people can apply for one apartment.

One of the mandatory conditions is the payment of a deposit — the so-called Kaution — in the amount of three monthly rent payments. The law obliges the landlord to keep these funds in a special bank account, separate from his own finances, with interest accrual.

A typical phenomenon is the rental of a completely empty house – without a kitchen, furniture and even light bulbs. This is not an exception, but the norm, for which you need to be prepared in advance, especially for Ukrainian refugees who hope to immediately move into a furnished accommodation.

Another characteristic feature is the conclusion of open-ended lease agreements. They do not have a fixed end date and provide a very high level of tenant protection. Legislation clearly limits the possibility of eviction — without a court decision, the landlord is practically unable to forcefully terminate the contract. All this makes the German rental market stable, but at the same time difficult to enter, especially for those in a vulnerable position.

Austria

In Austria, the legal system in the field of residential rental is clearly oriented to protect the interests of tenants, but this is accompanied by strict formal requirements that must be strictly complied with. Lease contracts are most often concluded for a long term – the standard is at least three years. At the same time, the possibility of early termination of the contract is limited: it can be implemented only after the first year of residence, and then only if three months’ written notice is given.

The landlord has the right to demand a security deposit, which can be up to three months’ rent. This amount is paid by the tenant either in cash or by bank transfer, after which it must be kept separately and returned after departure if there is no damage to the accommodation.

It is extremely important to register at the place of residence – the so-called Meldeztel – immediately after moving in. Without this document, the tenant actually remains outside the system: he will not be able to get a medical card, use social services or even open a bank account. For Ukrainians arriving in the country for the first time, this bureaucratic step may seem difficult, but it is the basis for further integration.

General information

Most often, fraud begins not with a contract, but with a search platform. A person Googles: “cheap apartment Vienna” – and comes across a site with no reviews, stolen photos and false contacts. The lure is an incredibly low price.

In each country there are secure platforms where landlords are checked: in Germany — Immobilienscout24, WG-Gesucht; in France — SeLoger, PAP, leboncoin.fr; in Spain — Idealista, Fotocasa; in the Czech Republic — Bezrealitky.cz, Sreality.cz; in Poland — Otodom.pl, OLX.pl.

In order not to fall into the trap, you should always request from the landlord a document confirming ownership (in France – titre de propriété, in Germany – Grundbuchauszug, in the Czech Republic – výpis z katastru nemovitostí), an identity card and a draft contract with full information. Money transfer is possible only after a personal viewing or a live video review, signing the contract and verifying the owner’s identity. There is no obligation to pay anything in advance in any EU country. It is categorically impossible to agree to transfers via PayPal to “friends”, Revolut, Western Union or other services without a guarantee of return.

In the case of fraud, it is necessary to urgently make correspondence screens, save the announcement, contact the local police, notify the platform and immediately contact the bank. In Germany, Austria and France, it is sometimes possible to block the fraudster’s account or cancel the transaction if you act within the first few hours.

Remember: your security does not start with locks in the apartment, but with critical thinking. Housing for 300 euros in the center of Paris, which no one wants to look at, but you have to pay quickly, is not a chance, but a trap. Don’t trust words, trust documents.

You have to be even more careful in a foreign country than at home. There are no “too profitable” options. There is no such thing as an “honest owner who does not need a contract.” There are no situations where you can trust a word. Especially when it comes to your roof over your head. And that is why Ukrainians in Europe should not just be careful, but legally armed, because protection begins with information.