Lower Saxony Landlord-Tenant Laws: Complete Guide for Property Owners
A detailed overview of landlord-tenant laws in Lower Saxony (Niedersachsen): security deposits, evictions, rent increases, caps, and the rent brake in c...
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Tenancy law in Northern Germany's second-largest state, Lower Saxony (Niedersachsen), is primarily based on the nationwide provisions of the German Civil Code (Bürgerliches Gesetzbuch - BGB). However, the state government has enacted specific tenancy regulations, particularly concerning tight housing markets in cities such as Hanover, Braunschweig, Osnabrück, Göttingen, and Lüneburg.
Key Regulations at a Glance
- Rent Cap: For existing leases, the rent may only be increased by 15% within three years up to the local comparative rent, instead of the regular 20%.
Cities affected by this ordinance include Hanover, Braunschweig, Oldenburg, and Göttingen, among others.
Detailed regulations can be found in our guide on Rent Increases.
Eviction and Termination
Landlords in Lower Saxony always need a legitimate interest (§ 573 BGB) for a standard termination, such as:
- Personal Need (Eigenbedarf): The landlord needs the apartment for themselves, family members, or members of their household.
- Economic Exploitation: The continuation of the tenancy prevents the landlord from appropriate economic exploitation.
- Significant Breach of Duty: For example, persistent late payments or disturbance of the domestic peace.
The notice periods for landlords are staggered according to the duration of the tenancy: 3 months (up to 5 years tenancy), 6 months (after 5 years), and 9 months (after 8 years). Termination without notice is only permissible if there are reasons, such as rent arrears of two months' rent.
Read more in our guide to the Eviction Process.
Misappropriation Act
Lower Saxony has enacted the Lower Saxony Misappropriation Act (NZwEWG), which allows municipalities to issue statutes against the misappropriation of living space (e.g., through vacation rentals like Airbnb or prolonged vacancy). This particularly affects regions characterized by tourism, such as Norderney or Borkum, as well as university cities.
Disclosure and Information Obligations
Landlords must provide tenants with certain information, including a valid energy certificate and detailed information about the rent (if exceptions to the rent brake are claimed).
Read more in our guide on Required Disclosures.
Maintenance and Defects
The landlord is obligated to hand over and maintain the rented property in a condition suitable for contractual use. This includes, in particular, a functioning heating, electrical, and plumbing system. In the event of significant defects, such as heating failure in winter or mold infestation, the tenant has the right to a rent reduction.
Details can be found in the guide to Maintenance Obligations.
Explore further legal topics in Lower Saxony:
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