Thuringia Landlord-Tenant Laws: Complete Guide for Property Owners

Thuringia (Thüringen) is one of Germany's sixteen federal states, with major cities including Erfurt (the state capital), Jena, Gera, and Weimar. Landlord-tenant law in Germany is primarily federal, governed by the German Civil Code (Bürgerliches Gesetzbuch, BGB). However, Thuringia has enacted its own regional ordinance (ThürMiSchuV) adding specific rent controls in Erfurt and Jena that every landlord in those cities must understand.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. German tenancy law is complex and changes frequently. Always consult a licensed attorney in Thuringia for advice specific to your situation. Information last verified: March 2026.

Key Thuringia Rental Rules at a Glance

Security Deposits

Under §551 BGB, landlords may collect a security deposit of no more than three months' net cold rent (Nettokaltmiete). The deposit must be held in an insolvency-protected account, separated from the landlord's own assets. It is returned — minus any legitimate deductions — within a reasonable review period (typically 3–6 months) after the tenancy ends.

For full details, see our Security Deposits guide.

Rent Control: The Mietpreisbremse and Kappungsgrenze

Thuringia applies two key rent-limiting mechanisms in its most competitive housing markets:

Rent Brake (Mietpreisbremse) — Erfurt and Jena Only

When re-letting existing apartments in Erfurt or Jena, the asking rent may not exceed the local reference rent (ortsübliche Vergleichsmiete) by more than 10%. This rule was extended until 31 December 2027.

Exemptions apply for: newly constructed buildings (first let after 1 October 2014), extensively modernized units, and properties where the previous tenant was already legally paying above the threshold.

Rent Increase Cap (Kappungsgrenze) — Erfurt and Jena Only

For ongoing tenancies, landlords in Erfurt and Jena may raise the rent by no more than 15% within any three-year period — compared to the 20% standard that applies across the rest of Thuringia. The reduced cap was extended until 30 September 2029.

For full details, see our Rent Increases guide.

Eviction Procedures

German law provides strong tenant protections. A landlord may only issue an ordinary termination with a legitimate reason:

1. Personal use (Eigenbedarf): The landlord needs the property for themselves, close family, or household members.
2. Substantial breach of contract: The tenant has materially violated their obligations (e.g., persistent rent arrears, unauthorized subletting).
3. Economic hardship: The landlord would suffer significant financial loss if the tenancy continued.

Notice periods scale with tenancy length: 3 months (up to 5 years), 6 months (5–8 years), 9 months (over 8 years).

For arrears, immediate termination without notice is possible when a tenant is two full months late on rent, or has accumulated arrears exceeding two months' rent.

For full details, see our Eviction Process guide.

Required Disclosures

Key disclosure obligations for Thuringia landlords include:

• Energy Performance Certificate (Energieausweis): Must be shown at viewings and handed over after signing.
• Rent Brake Information (Erfurt & Jena): If the rent exceeds the 10% threshold, landlords must proactively disclose the exemption reason before signing.
• Tenant Registration Confirmation (Wohnungsgeberbestätigung): Landlords must confirm the move-in to the local registration office within two weeks.

For full details, see our Required Disclosures guide.

Maintenance and Habitability

Under § 535 BGB, landlords must maintain the property in a condition fit for its agreed purpose throughout the entire tenancy. If the landlord fails to remedy defects after a reasonable deadline, the tenant may:

• Reduce rent proportionally (Mietminderung) from the date of notification.
• Arrange repairs themselves at the landlord's expense (Ersatzvornahme).

Minor everyday repairs can be shifted to the tenant via a small repairs clause (Kleinreparaturklausel) — typically capped at €75–€120 per incident and 6–8% of the annual rent in total.

For full details, see our Maintenance Obligations guide.

Late Fees

Germany does not permit punitive "late fee" charges in residential leases. Landlords may charge only:

• Statutory default interest: 5 percentage points above the Bundesbank base rate (annually) once the tenant is in default.
• Actual postage/administrative costs for reminder letters, generally no more than €2.50–€5.00 per letter after the first free reminder.

For full details, see our Late Fees guide.

Short-Term Rentals and Local Ordinances

Thuringia is considering the Thuringian Housing Protection Act (ThürWoGeG), which would allow municipalities with tight housing markets (Erfurt, Jena, Weimar, Gera) to introduce short-term rental regulations by local ordinance. Landlords using platforms like Airbnb in these cities should monitor local developments closely.

Managing Compliance with Landager

Navigating Thuringia's overlapping federal and state-level regulations — especially the Erfurt/Jena-specific rent brake and cap — can be complex. Landager helps landlords track lease terms, rent adjustment deadlines, and compliance status across their entire portfolio.

Explore all Thuringia compliance topics:

• Security Deposits
• Eviction Process
• Required Disclosures
• Rent Increases
• Lease Requirements
• Maintenance Obligations
• Late Fees