Many Germans live in rented apartments. Housing, specifically at the more affordable end of the scale, is in fantastic need. The housing market in Germany has actually altered in current years. Housing has become scarce, especially in bigger cities. This likewise has an effect on costs and rents. Nevertheless the amount of lease or the purchase cost for an apartment depends essentially on where (city/state) you live or where the home is located (location/district).

The presently most costly German cities are Munich, Frankfurt am Main, Stuttgart, Freiburg im Breisgau, Ingolstadt, Hamburg, Mainz, Darmstadt and Berlin. In these cities, homeowners typically pay over 30% of their earnings for lease.

An introduction of the amount of lease in Germany - broken down by Federal state - can be found on the homepage "Rent level study in Germany ". The lease level survey represents the average rent without extra expenses (heating, electricity, water, etc). The amount of lease can be extremely different and depends on where you live.

A cheap apartment or condo on the outskirts uses not only cost advantages however also the chance to live far from the huge city in a green environment. The residential areas are particularly ideal as a place to live for young households with children. The city centre can generally be reached rapidly for commuters thanks to the good transportation connections in Germany.

There are no constraints for immigrants when searching for or purchasing realty. You can rent a house or buy a residential or commercial property in Germany from your native land. In doing so, nevertheless, you must observe the legal provisions appropriate in Germany that use to the purchase of residential or commercial property (for example a notarial contract).

For the first few weeks up until you have actually found a home to lease or purchase in Germany, you have different options to discover lodging.

2. Find housing

The most typical method to discover a suitable apartment - be it for rent or for sale - is through genuine estate ads on the Internet or in appropriate papers, which release home advertisements not only in their print versions but also on their own sites. In addition, you will find different Internet portals that you can use to search for residential or commercial properties nationwide and individually, or put an advertisement there yourself trying to find a home. Sometimes, instead of the contact details of the property owner or the housing administration, there are also code numbers or code letters in the housing uses - so-called codes. You must reply in composing to an advertisement with a box number and send out the letter to the paper. This will then be forwarded to the landlord from there. You also have the option of employing a property representative for your apartment or condo search. This can be an advantage specifically in urbane areas.

Please note: Please note that if the brokering succeeds, the realty agent can charge a brokerage fee or brokerage commission. But this uses only if you work with the broker. If, on the other hand, the landlord commissions the broker to find potential tenants for his apartment, he needs to pay the commission. The representative's commission for you as a tenant may not exceed 2 net cold rents plus VAT. When offering real estate, the quantity of commission in Germany can be easily concurred, there are no legal requirements. In practice, owners and property agents base their setting of the commission on the "traditional" guidelines in the particular Federal State.

If you have problems finding a house, you can call the Housing Office in the city or town in which you are searching for an apartment. Apartments are frequently brokered straight there. If this is not the case, the Housing Office staff can assist with helpful addresses and info. In the majority of cities and towns there is Social housing.

Please note: As a rule, social housing can only be rented to individuals with low incomes. To do so, you require a certificate of eligibility for social housing, which you can get from the local Housing Office.

Tip: Since it is not so simple to get a home in many areas in Germany, it is crucial to be well prepared when obtaining an apartment or condo.

3. Tenancy contract

A fundamental distinction is made in between fixed-term and open-ended tenancy agreements, however limitless contracts are the guideline in Germany. Most occupancy arrangements for apartments are Model contracts, which vary in scope and do not constantly use to the individual rental circumstance. You can find an example in German and English on the Tenant Protection Association website.

As a guideline, rental agreements are concluded in writing. However, there is no responsibility to do so. Even if the exact same legal policies apply to verbal occupancy contracts, a written tenancy arrangement can be essential evidence in the event of a disagreement.

Tip: Make certain you have a written occupancy contract that includes all the appropriate information. Use the checklist for the occupancy contract.

Please note: Before concluding the occupancy arrangement, you should take a close appearance at each room with your landlord, go over any remodelling work and likewise check the functionality of the heating, electrical devices, sockets, etc. If problems show up before relocating, these ought to be noted in a procedure (Moving-in procedure). Should you discover any deficiencies shortly after moving in, please send these to the proprietor in writing as quickly as possible.
The same treatment should be performed when vacating the apartment or condo and the condition of the home taped in a procedure (Moving-out protocol).

4. Rental deposit

A rental deposit is usually concurred in the tenancy arrangement. The amount of the deposit can be negotiated. The deposit may be an optimum of 3 net rent (excluding running costs and costs for heating and hot water supply) (regular monthly rent without additional expenses).

The rental deposit is moved from the occupant to the landlord. The tenant might pay the deposit in 3 month-to-month instalments. The first instalment is due at the start of the tenancy. The property owner must separate the cash deposit from his/her other possessions in an unique account (deposit account). Other kinds of deposit are possible, however should be concurred between the tenant and the landlord. For example, a bank warranty, the development of a joint savings book, a cost savings book with an obstructing notice are conceivable.

After completion of the lease the proprietor has to repay the deposit with the interest accrued in the meantime if she or he runs out claims against the occupant.

5. Rent

The rent for a leased home consists of the net rent (omitting running costs and costs for heating and hot water supply) and the costs for the supply of heating, hot water, potentially gas as well as the operating expense for the domestic complex (gross lease). The electrical power expenses are usually billed individually on the basis of an agreement that you have to conclude yourself with the electrical power supplier.

If your property owner wishes to increase the lease in time, he or she can just do so under certain conditions.

6. Defects in the apartment or condo

If problems or faults take place in the apartment throughout the rental duration, the tenant is obligated to inform the proprietor of the defective condition of the apartment or condo so that he or she can correct the problem.

Tip: If you report a problem to the property owner, it is essential to set a deadline to fix the problem.

Until the defect has been treated, the lease may be lowered to an affordable level. However, get guidance before you decrease the lease, as there is a risk of termination by the proprietor in case of an unjustified reduction.

In cases in which the proprietor does not fix the defect, you can either get in touch with the local housing assessment office or the building policies office. You can likewise take benefit of the fee-based advice from the local rental association or a legal representative.

7. Termination of housing

Basically, the law compares the common and the extraordinary (instant) termination of the lease. It is very difficult for landlords to terminate a tenancy. Tenancy law typically protects the tenant and for that reason offers high formal hurdles. Tenancy law requires the landlord to provide reasons for termination, where only certain factors for termination are permitted.
According to the law, various periods of notice use to tenants and proprietors if the tenancy is to be terminated.

Notice duration for tenants:

Tenants can typically terminate an open-ended rental arrangement constantly with a notice period of 3 months. The length of stay does not matter.

The notification of termination should remain in writing. In order to terminate in due time, the proprietor needs to be informed no behind on the 3rd working day of a month so that the present month still counts. Saturdays are considered working days.

There are cases in which the occupancy agreement for occupants includes shorter notice periods than the regular 3 month notice duration. If a 1-month or even 2 week notice duration has been agreed in the agreement for the occupant, the renter can terminate the contract with this short notification. Conversely, this does not apply: The proprietor should observe the statutory notice periods and should not reduce them in his or her favour.

Please note: If the tenancy arrangement says "waiver of termination" or "exemption of termination", this means that termination is omitted for a certain amount of time. The right of termination might be excluded for an optimum of 4 years from the time the agreement is concluded. If the termination exemption runs longer according to the contract, the stipulation is inefficient, so that the renter can end at any time with a period of 3 months.

Notice periods for the proprietor:

- up to a rental duration of 5 years, landlords who have a factor for termination must provide notice of 3 months.

- If the occupant has actually been residing in the apartment for more than 5 years, the notice duration is 6 months.

- If the renter has been residing in the apartment for more than 8 years, a notice period of 9 months applies.


If there are major factors for an extraordinary (instant) termination, the landlord must provide this in composing.

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8. Housing benefit

Housing benefit is a State benefit to provide financial backing to people on low incomes. You can get financial backing from the State to cover your housing costs. There are 2 kinds of housing benefit:

- as rent support if you rent an apartment or a space or

- as mortgage and home upkeep support if you reside in a house or home that you own.


You will just get the grant if you are really in the Federal territory and are entitled to liberty of movement according to the law on the basic flexibility of motion of Union citizens (FreizüG/ EU). You can only get housing advantage if you send an application to the local housing benefit workplace, the town, city, district or district administration. You will be given extensive suggestions there.