Rental Law Amendment 2019: What changes for landlords?

Since the beginning of 2019, there has been a change in tenancy law that results in significantly altered conditions for landlords. These changes affect, for example, the possibilities of passing on costs for modernization to the rent.
They define new disclosure obligations for landlords towards potential new tenants and establish measures against so-called "renoviction," where modernization work serves only as a pretext. This article presents the various changes resulting from the current amendment to tenancy law.

How can landlords pass on modernization costs?

Landlords may pass on a portion of the costs for modernizing their residential property to tenants through a rent increase. However, the limits for this were tightened at the beginning of 2019. Before the new rent law amendment, landlords could permanently add a maximum of eleven percent of the modernization costs to the rent. Since the beginning of 2019, it has been only eight percent. In addition, there is now a so-called cap.

After modernization, the rent for each square meter of living space can only increase by a maximum of three euros/m² within six years. This applies to all cold rents that were at least seven euros/m² before modernization. If the rent per square meter was lower before modernization, the rent may increase by a maximum of two euros/m² within the six years. The legislator wants to prevent affordable housing from becoming too expensive for existing tenants due to modernization.

What is the future advantage for modernizing landlords?

What new obligations does the landlord have regarding information?

Durch die Mietrechtsänderung haben Vermieter neue Informationspflichten gegenüber potenziellen Neumietern. Sie gelten bei einer neu verlangten Miete, die in Regionen mit einer Mietpreisbindung über der ohne Ausnahmeregelung maximal möglichen liegt. Mietpreisbindungen gelten in Städten mit einem angespannten Wohnungsmarkt. Dort darf die Miete bei einer Neuvermietung von Bestandswohnungen in der Regel maximal zehn Prozent über der ortsüblichen Vergleichsmiete liegen. Eine Ausnahme besteht beispielsweise nach einer Modernisierung der jeweiligen Immobilie.Verlangt ein Vermieter bei einer Neuvermietung in einer Gegend mit Mietpreisbindung eine die Regel übersteigende Miete, greifen die Informationspflichten. Der Vermieter muss Wohnungsinteressenten dann unaufgefordert die Höhe der zuvor gezahlten Miete nennen. Er muss sie zusätzlich darüber informieren, dass die von ihm verlangte Neumiete das mit der Mietpreisbindung verbundene Plus von maximal zehn Prozent übersteigt.

Why might there be more frequent reprimands against landlords?

What measures can be taken against „gentrification”?

Bisweilen haben Vermieter in der Vergangenheit angekündigt, ihre Wohnimmobilie umfassend zu modernisieren, um Mieter so zu einer Kündigung zu veranlassen. Dieses Vorgehen wird „Herausmodernisieren“ genannt. Von „Herausmodernisieren“ wird auch dann gesprochen, wenn Vermieter nach einer Modernisierung eine sehr hohe Mieterhöhung planen oder eine andere sehr hohe Belastung von Mietern vorsehen.„Herausmodernisieren“ wird nach der Mietpreisänderung als Ordnungswidrigkeit interpretiert und kann eine Geldbuße bis zu maximal 100.000 Euro nach sich ziehen. Der Verdacht auf ein unzulässiges Herausmodernisieren besteht beispielsweise, wenn ein Vermieter umfangreiche Modernisierung ankündigt und in einem Zeitraum von zwölf Monaten nach der Ankündigung nicht mit ihnen beginnt.

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