Finding a new home to rent, particularly a flat in Germany, is one of those generally despised processes that we all go through and vow never to repeat. If you reside in a location where the property market is highly competitive, searching for a new house might become a full-time job. The truth is that the process of renting a flat in Germany can be as simple or as difficult as you make it.
This detailed first-hand book includes tips and methods for locating a place to live in Germany, particularly in Berlin, while maintaining your sanity and avoiding being taken advantage of by predatory listings.
MUST READ: German Language Visa
Figuring out what you want
The first and most obvious step in renting a flat in Germany is to begin looking well in advance of the need to relocate. In the face of possibly uncontrollable situations, time becomes your most valuable asset. A typical rule of thumb is to give yourself three months to comfortably search for and secure a new apartment, so get moving and answer a few basic questions about the area you want to relocate to:
- Do you wish to live by yourself?
- Do you want to share a room?
- How many are there?
- Is it acceptable if your roommate is a stranger?
Then move on to the concrete details about the space itself:
- What are your preferred neighborhoods?
- What is your preferred proximity to public transportation?
- Are you at ease on the ground floor? Or perhaps in the attic?
- Should you face the street or the courtyard?
- How many rooms are there?
- How many total square meters are there?
- What is the most money you are willing to spend on rent each month?
Obviously, your responses can be flexible, but they will function as filters for your search across the many platforms you’ll be using.
Renting a flat in Germany – Searching across all platforms
When searching for a flat in Germany, it’s essential to leverage the three most popular housing websites: Immobilienscout24, Immonet, and Immowelt. These platforms are widely used by real estate companies, landlords, and individual property holders to list their available properties. To maximize your chances of finding a suitable rental, create a detailed profile on each website, providing relevant information such as your current address, occupation, work status, and net household income.
To streamline your search, open multiple tabs and conduct searches on each platform using different filters. This will give you a comprehensive overview of the available postings in various communities. Using a web browser like Chrome can be helpful since it automatically translates the pages into English, eliminating any language barriers. By utilizing these platforms and conducting thorough searches, you can efficiently navigate the rental market and find the right flat for you in Germany.
Because of the high volume of interest, popular postings are frequently posted and removed the same day, thus being among the first to see a listing is critical. You may store searches and receive email updates with Immonet and Immowelt. After spending some time on these sites, you’ll start to identify a few real estate companies by name. It’s not a terrible idea to check their corporate websites directly to see if there are any listings that haven’t yet been uploaded to the other classified sites.
In addition to the popular housing websites mentioned earlier, another platform worth considering is eBay Kleinanzeigen. This classifieds website operates similarly to Craigslist or Gumtree in Germany. To access rental listings, navigate to the Immobilien section of your city, select “Mietwohnung,” and then “Angebote.”
Although eBay Kleinanzeigen doesn’t offer features like saved searches or email notifications for new listings, it is a platform where current tenants are more likely to post their available properties compared to professional brokers. This presents an opportunity to engage with individuals in a more informal manner and potentially arrange personal one-on-one viewings.
MUST READ: German Language Visa
While using eBay Kleinanzeigen, remember to refresh your searches regularly and save the listings you’re interested into your favorites for easy access. By exploring this platform alongside popular housing websites, you can broaden your options and increase your chances of finding a suitable flat to rent in Germany.
You should also look through Craigslist’s Immobilien section, but be skeptical of listings that appear to be too good to be true. These typically include professionally photographed images and descriptions that sound robotic or copied and pasted from a template. If you message one of these, you’ll realize it’s a scam when they claim you need to schedule a visit right away or provide money in advance since they’re “out of town on business.”
Following that, you should join local housing organizations on Facebook. Here’s a selection of organizations based solely in Berlin:
- Flats in Berlin
- WG, Zimmer, Wohnung, Flat, Room — Berlin !!
- wg zimmer wohnung in berlin room flat apartment rent
- Berlin Housing
- Short-term accommodation Berlin: WG, Zwischenmiete, flat-share, Zimmerbörse
- Temporary Flat Rentals In Berlin
- Berlin Startup Flats, Flatshares,Offices,Wohnungen, WG
- Wohnung und WG Berlin
The final platform is called WG-Gesucht, and the entire website is in English. The abbreviation for Wohngemeinschaft, or flatshare, is WG (pronounced veh-geh), and there are a number of postings available at any one moment. WG-Gesucht offers likely the most appealing and user-friendly interface, making it simple to check the listing’s size and price, time it’s been online, address, availability, description, and images. However, many advertisements are simply for temporary housing, so cast a wide net.
Learning the key terms
You’ll notice a lot of German words repeated as you look, so let’s define some crucial terms and phrases.
- Kaltmiete — cold rent, or the base monthly rent without building utility costs or heating.
- Warmmiete — warm rent, or the base monthly rent plus heating.
- Nebenkosten — additional building utility costs, e.g. the price of maintaining the hallways and stairwells.
- Gesamtmiete — total rent, or the base monthly rent plus building utility costs and heating.
- Kaution — security deposit, typically three times the cold rent.
- Möbiliert — furnished.
- Saniert — refurbished, or a partial renovation.
- Renoviert — renovated, or a complete renovation.
- Altbau — old building, in which rooms typically have parquet floors and high ceilings with decorative mouldings.
- Neubau — new building, in which rooms typically have laminate floors and low ceilings.
- Wohnfläche — living area, or the total size of the entire place in square meters.
- WBS (Wohnberechtigungsschein) — permit for subsidized housing. If you see a listing that says WBS, it’s only available for people who have this permit.
- EBK (Einbauküche) — fitted kitchen. In Germany, an unfurnished flat typically means it doesn’t contain any furnishings at all, like a built-in kitchen. Don’t be surprised if you attend a viewing and the kitchen is completely empty, which means you’d have to purchase an oven, refrigerator and cabinets on your own when you move in.
- Vorderhaus, Hinterhaus, Seitenflügel — front house, side wings, rear house, or all the parts of a multi-building complex.
- Erdgeschoss — ground floor, sometimes at street level, sometimes elevated above street level.
- Dachgeschoss — attic floor, sometimes with normal ceilings, sometimes with arched ceilings.
- Aufzug — elevator, sometimes only available to tenants on certain floors.
- Schlafzimmer, Badezimmer, Wohnzimmer — bedroom, bathroom, living room. Be advised that a “2-room flat” means there are literally just two rooms, not two bedrooms.
- Provisionsfreie / null provision — no broker fee. In Germany, the Bestellerprinzip law dictates that whoever orders the brokerage service to show a property must pay the broker fee. So, if a landlord has hired a broker to show the flat, he/she must pay the fee. If you hire a broker to find a flat, you must pay the fee. The fee can only be two to three times more than the cold rent amount.
- WG (Wohngemeinschaft) — flatshare.
- Zentralheizung — central heating.
- Etagenheizung — floor heating.
- Balkon/Terrasse — balcony/terrace.
- Garten — garden.
Reaching out
When you come across a listing that interests you, it’s important to act quickly. Prepare a default message in both English and German that expresses your interest in the property. In your message, introduce yourself by including your name, age, occupation, monthly salary, duration of your stay in Berlin, and how often you are at home. This information is intended to provide an accurate representation of yourself as a potential tenant, so it’s essential to be truthful.
Address the listing owner by their given name, if available, or use the polite greeting “Sehr geehrte Damen und Herren” (Dear Sir/Madam). Customize your response to address any specific details mentioned in the listing. By personalizing your message and demonstrating your sincerity, you increase the likelihood of getting a favorable response from the landlord or property owner.
Don’t get discouraged if you don’t receive immediate responses to your inquiries. Renting a flat in Germany can be a competitive process. It’s important to understand that landlords often prioritize applicants based on their stability and financial standing. Typically, there are three main groups of people searching for apartments: newly graduated students, professionals in their mid-to-late twenties, and established professionals in their thirties and above, often with families.
Keep in mind that landlords may prioritize applicants from the latter two categories over recent graduates. To increase your chances of success, it’s recommended to submit multiple applications. By casting a wider net and applying to a variety of listings, you improve your chances of being selected from the pool of applicants. Remember, it’s a numbers game, so persevere and continue submitting applications to increase your likelihood of finding a suitable rental property.
Thinking about price
When searching for a rental flat in Germany, it’s important to have a clear understanding of your budget and how much you’re willing to spend on rent each month. Typically, landlords require applicants to earn at least three times the monthly rent to be eligible. For instance, if the average rent for the desired unit is €500 per month, your monthly after-tax income should be at least €1,500.
If you’re applying with a partner or roommate, your combined income must exceed €1,500. However, if you’re a student with limited income, you can provide your parents’ financial information, including proof of income and Schufa scores, to act as your guarantor. This can help demonstrate your financial stability and increase your chances of being approved for the rental.
By having a clear understanding of the income requirements and considering options such as a guarantor, you can ensure that you meet the eligibility criteria and enhance your chances of securing a suitable rental flat.
Organizing your search
Create a spreadsheet to arrange all of the details of your search so that you have a single point of reference. It may feel like you’re going overboard, but it makes the entire procedure more convenient.
For reference, a spreadsheet could have the following columns:
- Viewing date
- Viewing time
- Address
- Cold rent
- Total rent
- Water and gas (included or not included)
- Size
- Neighborhood
- Broker name
- Broker email address
- Link to listing (if online)
- Status (viewed, applied, rejected, accepted)
- Description
What you need
Before attending a single viewing, you must have the following documents ready to present at any time.
- Personalausweis/passport — it’s obvious, but make sure it hasn’t expired.
- Einkommensnachweis/proof of income from the past three months.
- Mietschuldenfreiheitsbescheinigung — a signed document from your last landlord confirming that you’ve paid your rent in full and on time during the course of your tenancy.
- Schufa Bonitätscheck — your Schufa score also hasn’t expired.
- (Optional) bank statement — your most recent bank statement is also helpful if you have a sufficient amount of money saved. If you use N26, you can easily export your balance statement up to the current day. Just log into your N26 Web App on a desktop and download your statements in a few clicks.
Create a single PDF that contains all of these documents so that you may attach only one to your application rather than multiple. It’s a minor distinction, but it allows landlords to see all of your information at once.
Getting an offer
When attending a viewing for a rental flat in Germany, it’s important to make a positive impression and showcase yourself as a reliable tenant. Arriving early allows you to familiarize yourself with the neighborhood, observe the surroundings, and get a sense of the area’s atmosphere. Take the opportunity to fill out an application form and engage in conversation with the broker to establish rapport.
While it’s not essential, having a basic understanding of the German language or having a German-speaking partner can be advantageous during the viewing process. It allows for better communication and demonstrates your commitment to integrating into the local community.
Public viewings can sometimes be overwhelming, as you’ll be joining other prospective tenants at the building’s front entrance. It’s important to stay calm and focused. The main goal is to obtain a copy of the application form, which you can later complete and submit to the landlord or broker. If possible, try to leave a positive impression by being courteous, asking relevant questions, and showing genuine interest in the property.
By being well-prepared, arriving early, and making a positive impression, you can increase your chances of being considered favorably by the landlord or broker during the rental application process.
Your rental application is called a Selbstauskunft, and it typically asks for the following information:
- Name
- Marital status
- Birthday
- Current address
- Phone number
- Email address
- Job title
- Monthly income after taxes
- Company address
- Current landlord information
- Pets
- Any outstanding debts
- Insolvency history
- Musical instrument proficiency or involvement (if applicable)
There are no secrets to getting an offer, but if you followed this approach, you should have a list of viable applications and a good probability of getting one approved.
Reviewing your contract
You’re nearly there. When you accept an offer, you’ll receive your Mietvertrag, which you should absolutely go through with a German speaker before signing. Keep an eye out for the following details:
- Gesamtmiete — the exact total rent price may be slightly different from the one that was advertised.
- Staffelmiete Vereinbarung — the potential for gradual increases in rent. There are legal restrictions on the % of the current rent that the landlord can raise in the future, so be wary of anything in the double digits.
- Kaution — you’re allowed to pay your deposit over three months along with your rent to ease the burden of having to pay all at once.
- Übergabeprotokoll — transfer protocol, the official document of the property inspection between you, the landlord and the previous tenant. You’ll see if everything is in the same condition it was at the beginning of the previous tenancy, and take all the gas and electricity meter readings. This is also the time you officially receive the keys.
- Hausordnung — house rules, of which there will be many. Don’t be intimidated by the pages of conditions about the house, as most of them are just common sense bullet points about regular maintenance.
Most rental contracts will be quite similar, but study the real estate company that owns your apartment to ensure their reputation isn’t unusually terrible. If feasible, arrange to sign your contract in person so you can ask any last-minute queries.
That’s all there is to it—sign your name, move in, and enjoy your new house!
