Renting accommodation in Germany is a complex process with many nuances, ranging from finding an apartment and signing the contract to the rules of eviction. Unlike many countries, the majority of people in Germany prefer rent, rather than buying a home. Due to high competition in the rental market, the process of finding accommodation can be difficult, especially in major cities. We have gathered the essential information and a few practical tips on finding and renting apartments and houses in Germany.
Contents
Glossary
- Basic rent - «cold» rent (excluding utility bills).
- rent including bills – rent including utility bills (but excluding electricity and internet).
- Furnished / Part-furnished – furnished / part-furnished flat.
- fitted kitchen – fitted kitchen with furniture and appliances. If the advertisement states «with fitted kitchen», So, the kitchen is already fitted.
- kitchen-living room – spacious kitchen combined with the living room (often counted as 0.5 of a living room).
- shared flat – shared accommodation with other residents («communal» flat, popular amongst students).
- Deposit – security deposit, deposit. Usually amounts to 3 months' cold rent.
- Service charges service charges (site cleaning, lift maintenance, etc.).
- Heating costs heating. May be included in the Warmmiete or paid separately.
- Electricity – electricity, payable separately.
- broadcasting fee – mandatory public radio and television licence fee in Germany.
- new tenant is a new tenant whom the current occupant is finding independently in order to terminate the tenancy agreement (Mietvertrag) ahead of schedule.
- House rules is the internal house regulation that governs the rules of co-living in an apartment building.
Flat hunting and rental types
Where to look for an apartment?
Online platforms
Immobilienscout24.de
Immonet.de
WG-Gesucht.de – for finding a room in a shared flat (WG)
eBay Kleinanzeigen – private ads
Tauschwohnung.com — if you already have a flat and would like to exchange it for a more suitable option for you
Social media and groups
Facebook groups for renting property in specific cities.
Telegram and WhatsApp chats for finding accommodation among expats.
Advertisements in newspapers and on noticeboards
In small towns, advertisements can be found in local newspapers or on noticeboards in supermarkets.
Estate agents
A fee may be charged for the estate agent's services (if the flat is let through an agency).
By law “tenant pays principle” (2015) the person who ordered the service pays (usually the landlord).
Via leasing companies and developer cooperatives housing association
Often in Germany, apartments are rented out by companies that own several blocks of flats at once (sometimes entire residential areas). They have their own listing portals and offices in the city where you can go for help. There are both public and private companies.
Personal search
In large cities, landlords sometimes simply put «Zu vermieten» notices on the doors of buildings.
- Respond to adverts within the first 5 minutes of publication - turn on notifications for all apps for the saved search.
- Search new tenant - an excellent option because it shortens the list of potential candidates (especially if you agree to all the previous tenant's terms, such as buying out the kitchen or appliances at an obviously inflated price).
- Vitamin B - look for connections with employees of landlord companies, participate in the life of chats and groups in your desired city, ask colleagues and acquaintances. Many flats never even reach listing platforms and go to acquaintances and friends of friends.
- As a temporary solution, one could consider private halls of residence - there are practically always seats available and often no "students only" restrictions.
- If you have a low or medium income, you are entitled to social housing permit - authorisation to rent social housing (Sozialwohnung) in Germany. This authorisation entitles you to look for accommodation amongst Sozialwohnungen at subsidised rates.
Beware of scammers!
In recent years, there has indeed been an increase in the number of fraudulent schemes on the German rental market. Here are some common scams that tenants may encounter:
1. Advance-fee fraud
Fraudsters post adverts offering non-existent flats to let at very attractive prices. They claim that are abroad and ask you to transfer an advance payment to «reserve» the flat. As soon as the money has been transferred, the fraudsters disappear.
2. Fake ads
Real photographs from other adverts are used. After making contact by email, tenants are asked to sign a tenancy agreement and pay a deposit without having seen the flat in person.
3. Fake documents
Fraudsters may present forged documents, such as fake tenancy agreements, to appear legitimate.
4. Schemes involving advance payments for «services»
The victim is persuaded that they need to pay for certain «services», such as a credit check or the processing of documents, before signing the tenancy agreement.
To avoid falling victim to fraud, follow these few simple tips:
- Visit the flats in person. Do not agree to rent a flat without viewing it in person.
- Be wary of paying in advance. Never transfer money upfront, especially via platforms that cannot be traced, such as Western Union or MoneyGram.
- Please check the documents. Ensure you have genuine landlord contacts and ask to see authentic documents.
Types of tenancy in Germany
Fixed-term tenancy agreement
A fixed-term tenancy agreement (for 6 months to 5 years), with no right to renew.
Open-ended tenancy agreement
Indefinite contract with the option to terminate with 3 months' notice (unless otherwise specified).
Sublet
Temporary tenancy (for example, if the owner goes away and lets the property for a few months).
shared flat
Shared accommodation (several people rent a flat and split the rent).
Unfurnished Unfurnished. In most cases, it is let without a kitchen. This is the most common type of tenancy in Germany.
Furnished
Fully furnished (most often short-term rentals). Usually much more expensive than standard unfurnished flats.
fitted kitchen
Apartment with fitted kitchen.
flat
An ordinary flat in an apartment block.
period property
Flat in an old building (high ceilings, parquet flooring, moulding, often problems with utilities and thermal insulation).
new build apartment
Apartment in a new building with modern standards.
Maisonette
Duplex apartment.
terraced house
Townhouse – a house with neighbours on the other side of the wall.
detached house
Detached house.
Approximate rental costs in Germany in large cities (2024)
| City | Average Kaltmiete for 50 m² (€) |
| Berlin | 750–1 200 |
| Munich | 1 200–1 800 |
| Hamburg | 900–1 400 |
| Frankfurt | 1 000–1 500 |
| Cologne | 850–1 300 |
| Dresden | 600–900 |
Additional mandatory payments
Utility bills
These are the maintenance costs for the building and general utility services, such as cold water supply, waste collection, lighting of communal areas, lift maintenance, cleaning of shared spaces, etc.
These expenses are frequently paid in advance on a monthly basis and are subsequently adjusted at the end of the year based on actual consumption. If you are moving, the recalculated bill will be sent to your new address. The deadline for calculating actual consumption is by 31 December of the following year (the recalculation for 2024 will arrive by the end of 2025). If the adjustment arrives later, you are released from the additional payment for overconsumption. If the amount is exorbitantly large, you can ask for it to be split into instalments.
Deposit
This is a deposit that the tenant must pay at the beginning of the tenancy. Usually, the deposit amounts to three months' rent and serves to cover potential property damage or failure to comply with the terms of the tenancy agreement. The deposit must be held in a separate bank account and is returned to the tenant at the end of the tenancy, provided there have been no breaches.
We have provided more details about the Kaution and the possibility of minimising these expenses in this article.
Heating and hot water
Heating and hot water in Germany are usually included in the category of utility bills (Nebenkosten), which are paid by the tenant separately from the basic rent. However, it is also often the case that this payment goes separately and is provided by various suppliers, just like electricity.
Electricity
In Germany, electricity is paid for separately from other rental payments. Here, the electricity market is liberalised, which means that consumers can choose from a multitude of electricity providers: compare tariffs and conditions, and switch providers to choose the most advantageous offer. This can be done via specialist websites and online platforms. We recommend checking the terms annually.
broadcasting fee
broadcasting fee is a mandatory fee for the use of public radio and television in Germany. It is levied from every household, regardless of whether you have a television, radio or internet-enabled devices.
Amount of the radio and television tax in Germany
Since 2021, the rate has been €18.36 a month (€220.32 a year) for one housing unit.
- If you live alone, you pay the full amount.
- If you have several flatmates (WG) – the amount is split between all of them.
- If you have multiple flats, you need to pay for each one separately.
Exemption from fee
There are certain exceptions and concessions for specific categories of people and households regarding the broadcasting fee (Rundfunkbeitrag):
- Low-income people
Those who receive social benefits, such as Arbeitslosengeld II (unemployment benefit II), social assistance (Sozialhilfe) or basic income support in old age and in the event of reduced earning capacity, may be exempt from paying this fee. - Students and pupils
If a student receives BAföG and lives away from their parents, they can also apply for an exemption. - Disabled people
Severely disabled people who receive a disability allowance and hold a severe disability ID card (GdB of 80 and above) can request an exemption or reduction of the payment. - Other groups
If someone is in a long-term care facility (such as a care home) and other exceptional population groups meeting certain criteria.
Please note that the exemption is not automatic – it requires submitting an application and providing relevant evidence (for example, confirmation of receiving a benefit or a disability certificate).
Rights and responsibilities of the tenant
Residential property rental in Germany is regulated quite strictly to ensure a balance of interests between tenants and landlords.
Rights
1. Right to housing
The tenant has the right to use the rented accommodation in accordance with the terms of the tenancy agreement. This includes not only living there, but also the right to peace, quiet and privacy. In Germany, the landlord is prohibited from interfering in the tenant's private life and from making, for example, inspection visits.
2. Maintenance of living conditions
The tenant has the right to have the property maintained in a habitable condition. This includes regular maintenance of heating, water supply and electricity.
3. Protection against unjustified rent increases
Rent cannot be increased arbitrarily. There are strict rules governing rent increases, usually linked to the local rent indices (Mietspiegel) in the region.
4. Protection against unjustified eviction
The landlord cannot evict the tenant without objective reasons (and a court). Reasons for eviction are limited to, for example, the landlord's personal necessity, breach of the tenancy agreement, etc.
5. Compensation for improvements
If the tenant independently improves the accommodation (for example, installs a new bathroom or kitchen) with the landlord's permission, they may be entitled to compensation.
Duties
1. Timely payment of rent
The tenant is obliged to pay the rent in a timely manner in accordance with the terms of the agreement.
2. Maintenance of housing in proper condition
The tenant must take care of the property and comply with general living rules, including cleaning common areas and ventilating, if provided for in the contract.
3. Maintenance of order and no damage
The tenant must avoid actions that could lead to damage to the property. Damage caused through the fault of the tenant must be compensated.
4. Compliance with the house rules
This may include observing quiet hours at night, using shared spaces and following the rules for using shared resources (such as the washing machines in the basement).
Quiet hours may vary depending on the tenancy agreement, usually from 22:00 to 06:00 and from 12:00 to 15:00, as well as Closed day on Sundays and bank holidays. During this time, you cannot do laundry, drill, vacuum, mow lawns or throw away glass.
Rubbish sorting is also important: plastic, paper, organic waste and non-recyclable waste separately.
Glass is disposed of in special outdoor containers according to the colour of the bottles.
5. Defect warning
If the tenant notices any defects or damage in the accommodation, they are obliged to inform the landlord as soon as possible in order to avoid incurring further damage.
6. Approval of changes
To make substantial changes to the flat, such as knocking down walls, changing the cladding, etc., it is necessary to obtain permission from the landlord.
Termination of the contract and eviction
Notice periods for termination
The notice must be made in writing and signed by the party who is renting the premises or providing them for rent.
For tenants
Usually, tenants can terminate the tenancy agreement with three months' notice. The notice must be received by the landlord by the third working day of the month for the period to begin from the end of the current month.
For landlords
Notice on the part of the landlord must also be given three months in advance if the tenancy has lasted for less than five years. This period is increased to six months for tenancies of between five and eight years, and to nine months if the tenancy continues for more than eight years.
The landlord can terminate the agreement only if there is a legal ground, for example:
- Personal use (for example, if the landlord or their close relatives want to move into the apartment).
- A material breach of the lease agreement by the tenant (for example, systematic non-payment of rent).
- Major repairs or alterations (which cannot be carried out while the property is occupied).
Eviction
Before moving out of a rented apartment in Germany, tenants need to take several key steps to ensure compliance with all legal and contractual obligations and to avoid potential conflicts with the landlord.
- Review of the tenancy agreement
Please review the terms of your tenancy agreement to ensure that all obligations are met, including the procedure for vacating the property, returning the keys and paying utility bills. - Carrying out minor repairs
If the tenancy agreement includes an obligation to return the flat in a specific condition, you may need to carry out redecoration, such as painting the walls or repairing minor damage. - Room cleaning
The flat must be left in the same condition as when you moved in. This includes the removal of all personal belongings and rubbish. Some tenancy agreements may contain specific requirements regarding the condition of the property upon return. - Arranging the inspection date
Arrange a date and time for the flat inspection with the landlord. This will provide the opportunity to discuss the final condition of the flat and resolve all issues related to the deposit. - Audit of utility metering
Ensure the water, gas and electricity meter readings are correctly recorded. They must be logged and submitted to the relevant utility companies, noting your departure. - Return of keys
Prepare for the handover of all apartment keys, the letterbox key and any other accesses related to the accommodation. - Deposit refund documentation
Discuss the procedure for returning the security deposit with the landlord. The deposit is usually returned after deducting the cost of necessary repair work or unpaid utility bills, if any. There are no fixed timeframes for returning the caution money; on average, the return can take 6 months or more. - Obtaining confirmation of vacating the flat
If possible, get written confirmation of the return of the flat to the landlord, which may include information on the return of the deposit or the absence of claims regarding the condition of the flat. - Don't forget notify all authorities regarding the change of your address (bank, insurance companies, etc.).
Renting accommodation in Germany is a process that requires attention and patience. Despite certain difficulties, such as a shortage of properties and requirements regarding solvency, the rental system in Germany offers tenants reliability and protection. We hope that everyone will find comfortable and suitable housing for themselves. We wish you the best of luck in your search for the flats and houses of your dreams!
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