Renting a House or Apartment in Germany

Rental accommodation is widely available in Germany and is the most popular form of housing. Prices vary throughout the country with higher rents in large cities such as Munich and Cologne. In Berlin rental prices are generally lower than in other big towns.

Short and long term accommodation is available as well as shared accommodation (Wohngemeinschaften or WG). The majority of rental properties in Germany are let unfurnished and empty, without kitchen cupboards and appliances. The size of the property is usually expressed in square metres (m²) and number of rooms, excluding the kitchen and bathroom(s).

Finding a Rental Property

Apartments are advertised in the classified section of daily newspapers, and in special supplements in the weekend editions. There also are specialist real estate magazines as well as dedicated websites. Most daily newspapers offer real estate sections on their websites. Some of the most useful websites are:

• Scout 24
• Immonet.de
• Gehag online

In addition, real estate agencies (Makler or Immobilienmakler) are private companies that deal in renting or selling properties. Most of these companies charge a fee (Maklergebühr) of up to two months' rent plus VAT, once a contract has been signed.

When looking for a flat it is often helpful to visit the local Housing Office (Wohnungsamt) which offers information on state-run housing associations (Wohnungsgesellschaften) that provide flats for rent. A Wohnberechtigungsschein WBS (social housing permit) is often required for state-run housing. This can be applied for through the local Wohnungsamt.

When searching for a property to rent, many sources use abbreviations for certain apartment characteristics:

Types of Rental Agreement

Rent (Miete) is the amount paid by the tenant (Mieter) to the landlord (Vermieter) every month. Most landlords require the rent to be paid by standing order or by monthly bank transfer.

"Cold" rents

Rents are normally quoted without additional costs, such as water, heating, garbage removal. This is known as cold rent (Netto-Kaltmiete). Additional amounts (Nebenkosten) include the following:

• Collective heating and hot water supply (gas is normally extra)
• Operational costs (rubbish disposal, house and street cleaning and so on)
• Furniture and sublet supplements
• Charges for additional housing spaces for other purposes
• For information on what is included in the additional amounts: Click here (in German)

"Warm" rents

Warm rents (Warmmieten) include an amount for communal maintenance and heating and water charges but the tenant pays electricity, gas and telephone bills separately.

Both electricity and gas utility companies offer advice on how to reduce energy consumption and thereby decrease additional costs.

• For further information on energy saving: Click here (in German)
• The Society for Rational Energy Use (Gesellschaft für rationelle Energieverwendung,) gives free advice on energy saving, solar technology and heat insulation

The Lease or Rental Contract (Mietvertrag)

Before signing the rental contract, landlords will normally ask for the following information:

• Has the tenant ever been declared bankrupt? A copy of the Mietschuldenfreiheitsbescheinigung is normally required (credit rating certificate indicating whether the rent was paid in the previous property). This can be obtained from the previous landlord (if applicable)
• Details on employment: employer's address, salary and duration of employment
• Details of financial means (bank statements or pay slips)

There are two types of rental leases: for an unlimited duration (unbefristeter Mietvertrag) or for a limited duration (befristeter Mietvertrag, also called Zeitmietvertrag). A standard rental contract can be downloaded here (PDF) or can be bought from most stationery shops. 

The rental contract (Mietvertrag) covers the following:

• Length of rental agreement (in the case of a time-limited contract)
• Amount of rent payable, schedule of payments and of increases
• Details of what the rent includes and excludes
• Inventory
• Deposit required and details of any interest it will earn
• Requirements for redecoration
• Insurance requirements
• Rights and obligations of the tenant and landlord (notice period, pets)

The tenant should also take out third party liability and/or contents insurance for the property.

As well as the signed lease, tenants will receive an Übergabeprotokoll. This document states the condition of the rented accommodation when the tenant moves in. It needs to be filled out in detail, listing any defects however minor, such as scratches, stains or other damage, to protect the tenant at the end of the lease. 

• To download a standard Übergabeprotokoll: Click here (PDF in German)

Rent Prices

The Mietspiegel is a regular representative sampling of average rental amounts throughout Germany, compiled by the Hamburg Research Institute GEWOS GmbH. It is used by city authorities to inform tenants and landlords about acceptable rental price ranges within their districts and allows those who are about to rent to check whether the quoted rental price is reasonable. It is available in town halls.

Deposit

The deposit (Kaution) tends to be high; landlords are legally entitled to ask for up to three months' rent in advance on signing the contract. At the end of the tenancy, the landlord is required to pay the tenant the deposit as well as any interest earned on the deposit. However, the landlord may retain part of the deposit as necessary to repair any damage to the property caused by the tenant.

Ending the agreement

The normal notice period is three months for both the tenant and landlord. The notice period for both parties extends by three months after 5, 8 and 10 years of continuous occupation of the property. A shorter notice period for the tenant only can be agreed when the lease is signed. Tenants may also give shorter notice periods if the landlord announces a rent increase or makes a refurbishment plan for the property that will lead to higher rent payments.

The landlord can end a rental agreement only under the following circumstances:

Without notice:

• If the property is used consistently for non-agreed purposes
• If the rent is unpaid for at least two months
• If the tenant is consistently noisy and disturbs the neighbours ("disturbance of the calm of the house" Störung des Hausfriedens)

With notice:

• If the tenant has broken the conditions of the lease on a number of occasions
• If the property is to be used by the landlord or a relative (Eigenbedarf)
• If the landlord intends to modify the property in a major way and a continuation of the rental lease would considerably hinder these plans
• If the fact that the property is occupied will cause the landlord to suffer economically in the case of the sale of the property. The landlord must prove that they are in need of the money from the property sale

It is common practice for landlords to ask their tenants to redecorate the property when moving out. This involves painting the walls white and leaving it in the same state as it was received.

Tenants' Associations

There are tenants' associations (Mieterverbände) throughout Germany. These associations offer legal aid to their members in the event of disputes between tenants and landlords. The German National Tenants' Association (Deutscher Mieterbund) can provide information on tenancy agreements and tenants' rights.

• Deutscher Mieterbund
  At: Aachener Strasse 313, 50931 Cologne
  Tel: 0221 940 770
  Fax: 0221 940 7722
  Hotline Tel: 0900 120 0012
  Open: 10:00-20:00 daily
  e-mail
  Website
• To find a local tenants' association in Germany: Click here then on Vereine

Further Information

• AngloINFO INFOrmation page Property & Real Estate Jargon in Germany
• AngloINFO INFOrmation Page Buying a House or Property in Germany

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