Saxony-Anhalt Commercial Eviction Process: Landlord's Guide

Terminating a commercial lease and, if necessary, obtaining a court order for eviction in Saxony-Anhalt follows a different — and generally faster — process than residential eviction. There is no social hardship clause, no cure window, and no requirement to state grounds for ordinary termination of indefinite commercial leases. However, strict procedural formality still applies.

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Fixed-Term vs

Indefinite-Term Commercial Leases

Fixed-Term Leases (The Norm) The vast majority of commercial leases in Saxony-Anhalt are fixed-term (5, 10, or 15 years). Key characteristics:

• No ordinary termination is possible by either party before the term expires.
• The lease ends automatically on its expiry date — though written non-renewal notice may be contractually required to prevent automatic extension.
• Extraordinary termination for statutory cause (§ 543 BGB) remains available.

Indefinite-Term Leases If a fixed-term lease is voided for lack of written form (§ 550 BGB), it becomes indefinite

Ordinary termination is then available:

• Notice must be given no later than the third business day of a calendar quarter
• The lease ends at the close of the following calendar quarter (approximately 6 months' notice)
• No grounds are required — unlike residential, a commercial landlord can terminate for any business reason, or none

Contractually agreed notice periods may increase or decrease the statutory defaults.

Extraordinary (Immediate) Termination Available under § 543 BGB when continuing the tenancy would be unreasonable

Most common trigger:

Rent Arrears (§ 543 Abs. 2 Nr. 3 BGB)

• Tenant is in arrears for two consecutive months, with the total exceeding one month's rent, or
• Total accumulated arrears reach two full months' rent over any period

Critical difference from residential: There is no Schonfristzahlung (cure right) for commercial tenants. Once valid extraordinary notice is served, the lease is terminated even if the tenant subsequently pays in full.

Other Grounds

• Unauthorized sub-lease or change of use without consent
• Wilful damage to the property
• Cessation of business in a retail lease requiring continuous trading

The Written Form

Requirement for Termination A valid lease termination (whether ordinary or extraordinary) for a commercial tenancy must:

• Be in written form (§ 126 BGB — handwritten signature on paper; email is generally insufficient unless the contract expressly permits it)
• Be delivered with proof of receipt — use registered mail (Einschreiben mit Rückschein) or hand delivery witnessed by a neutral third party
• For extraordinary termination, briefly state the grounds

The Court Process If a commercial tenant refuses to vacate after valid termination:

Commercial eviction proceedings tend to move somewhat faster than residential, as the court is not weighing tenant welfare considerations.

Landlord's Lien (Vermieterpfandrecht) Under § 562 BGB, landlords have a statutory lien over movable property owned by the tenant that has been brought into the premises

This includes business equipment, inventory, and machinery. If the tenant is insolvent or uncooperative, the landlord can exercise this lien to:

• Prevent removal of assets
• Satisfy outstanding rent claims from the proceeds of the pledged assets

Note: The lien does not apply to assets subject to prior reservation of title (Eigentumsvorbehalt) held by third parties.

Security Deposit Claims After Lease End

While commercial leases offer more contractual freedom, recent BGH rulings clarify the landlord's claim duration for security deposits. Landlords typically have a "reasonable period" of 3 to 6 months after the end of the lease and return of keys to inspect the property and settle accounts. This period can extend up to 12 months if the landlord is awaiting the final annual utility bill, though only a reasonable portion of the deposit can be withheld for expected utility arrears.

A significant ruling (BGH, July 10, 2024 - VIII ZR 184/23) clarified that claims for damages to the property, which under § 548 BGB expire 6 months after the tenant vacates, can still be offset against the security deposit even after this 6-month period, provided the landlord asserted the claim (informed the tenant of the damage) within those initial 6 months.

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