Required Disclosures for Landlords in Bavaria, Germany

Bavarian landlords face several mandatory disclosure requirements before and during a tenancy. Failure to comply can result in fines of up to €10,000 or the loss of the right to charge above-market rent.

1. Energy Performance Certificate (Energieausweis)

The Building Energy Act (Gebäudeenergiegesetz, GEG) requires landlords to provide prospective tenants with energy performance information:

• In listings: Key energy metrics (energy efficiency class, heating type, primary energy source) must appear in all commercial property advertisements
• At viewings: The full energy certificate must be shown to prospective tenants unprompted at the first viewing
• After signing: A copy of the certificate must be provided to the tenant upon lease execution

Penalty: Non-compliance is an administrative offense punishable by fines of up to €10,000.

2. Rent Cap Disclosure (Mietpreisbremse, § 556g BGB)

In the 203 Bavarian municipalities designated as tight housing markets, landlords must proactively disclose in writing before lease signing if they are charging above the standard rent cap (10% above local reference rent) based on an exception:

Consequence of non-disclosure: If the landlord fails to provide this information, the exception does not apply for two years after the disclosure is eventually made. During that period, only the standard rent cap applies (§ 556g(3) BGB).

3. Landlord Confirmation for Registration (Wohnungsgeberbestätigung)

Under the Federal Registration Act (Bundesmeldegesetz, § 19 BMG), landlords must provide tenants with a written landlord confirmation within two weeks of move-in. This document must include:

• Landlord's name and address
• Tenant's name(s)
• Move-in date
• Property address

This confirmation is required for the tenant's mandatory registration at the local residents' registration office (Einwohnermeldeamt). Failure to provide it can result in fines of up to €1,000.

4. Disclosure of Hidden Defects

Landlords have a pre-contractual duty to disclose any hidden defects (versteckte Mängel) that could significantly impair the tenant's use of the property. Examples include:

• Known mold issues
• Planned major construction work in the building
• Inadequate electrical capacity
• Structural problems not visible during a standard viewing

Deliberately concealing material defects entitles the tenant to void the contract, terminate without notice, or claim rent reduction.

5. Utility Cost Structure (Betriebskosten) If the landlord intends to charge operating costs (Betriebskosten) in addition to the base net cold rent, this must be explicitly stated in the lease agreement, typically by reference to the Operating Cost Ordinance (Betriebskostenverordnung, BetrKV). Without such a clause, the landlord bears all utility costs. Back to Bavaria Landlord-Tenant Laws Overviewתצוגה מקדימה אינה זמינה.

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