Commercial Rent Increases in Schleswig-Holstein

In Schleswig-Holstein's commercial tenancy law, there are no statutory rent caps—no Mietpreisbremse and no Kappungsgrenze. Landlords cannot simply rely on the law (BGB § 558) to increase the rent to the "local comparative rent" during an ongoing contract, as is common in residential leases.

To adjust the rent over the course of a long-term commercial lease (e.g., 5 or 10 years), landlords must proactively anchor value assurance clauses (Wertsicherungsklauseln) or specific adjustment mechanisms directly in the contract.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Always consult a qualified attorney for specific advice. Information last verified: March 2026.

1. Index-Linked Rent (Indexmiete)

The index lease is the most prevalent form of rent adjustment in German commercial tenancy law. It couples the development of the rent to the Consumer Price Index (CPI) (Verbraucherpreisindex or VPI), which is determined monthly by the Federal Statistical Office.

Prerequisites for a Valid Index Clause (PrKG):

According to the Price Clause Act (Preisklauselgesetz), a real value assurance clause is only valid if:

1. The landlord is bound by the contract for at least 10 years (either through a fixed term or a unilateral extension option for the tenant).
2. The index calculation is based on the official CPI for Germany.
3. The clause is balanced—meaning the rent must also decrease if the index falls, not just rise when there is inflation.

Implementation:

Often, the contract stipulates that the rent is only adjusted once the index changes by a certain threshold (e.g., 5% or 10%). The landlord must assert the increase in writing, detailing the calculation to the tenant.

2. Step Rent (Staffelmiete)

A step rent agreement simplifies the process significantly:

• The contracting parties agree in advance on fixed monetary amounts by which the rent will automatically increase on specific dates (e.g., "From Jan 1, 2026: €2,100; from Jan 1, 2027: €2,200").
• Advantage: Maximum planning security for both sides; no administration or calculation effort required later.
• Disadvantage: In times of unexpectedly high inflation, the pre-agreed steps may quickly fail to cover the landlord's real loss of purchasing power.

3. Turnover Rent (Umsatzmiete)

Particularly in retail (e.g., shopping centers, high-street stores in Kiel or Lübeck) and gastronomy, turnover rent is a popular model:

• The rent consists of a fixed base rent (minimum rent) and a variable turnover-dependent component.
• For example: "Base rent €3,000 + 5% of net annual turnover exceeding €500,000."
• Requirement: The tenant is contractually obliged to disclose their business figures regularly (annual statement certified by an auditor or tax advisor).
• Risk: The landlord shares the entrepreneurial risk of the tenant.

4. Market Rent Adjustment Clause (Leistungsvorbehalt)

In long-term leases, an adjustment to the "customary market rent" (marktübliche Miete) can be agreed upon after a certain period (e.g., every 3 to 5 years).

• The parties must agree on the new rent level.
• If they fail to agree, an arbitrator or a publicly appointed and sworn expert appraiser (Sachverständiger) determines the binding market rent (Arbitration/Appraisal Agreement, BGB § 317).
• This ensures the rent reflects the actual current market value of the specific property type and location.

Value-Added Tax (VAT / Umsatzsteuer) Option

Normally, the leasing of real estate is exempt from VAT (UStG § 4 No. 12a). However, the commercial landlord can opt for VAT liability (UStG § 9) under strict conditions:

1. The tenant must use the property exclusively for business purposes that allow for input tax deduction.
2. The landlord then charges VAT (currently 19%) on top of the net rent.

Benefit for the Landlord: This enables the landlord to deduct the input tax (Vorsteuer) for construction, maintenance, and operating costs related to the commercial property. The lease agreement must explicitly regulate this option and obligate the tenant to maintain their VAT-deductible usage status, including a compensation clause if they breach this status.

Tips for Landlords

• Choose Index over Step Rents for Long Terms: Over a 10-year lease, an index clause provides significantly better protection against unpredictable inflation spikes.
• Draft Thresholds Carefully: When using index clauses, specify the exact base year of the CPI to ensure accurate calculations.
• Secure the VAT Option: If opting for VAT, precisely define the tenant's duties regarding their business use and liability for any potential "input tax damage" to the landlord.
• Combine Models: A combination of index rent and turnover rent can maximize returns while maintaining a solid base income.

How Landager Can Help

Manually tracking the CPI and enforcing index clauses at the exact right moment is tedious. Landager automatically monitors the Consumer Price Index, calculates the new rent based on your specific contract clauses, and generates legally watertight notification letters for your commercial tenants in Schleswig-Holstein.

Back to the Overview of Commercial Tenancy Law in Schleswig-Holstein.