Washer in the rental apartment: Can the landlord prohibit it?

The most important in a nutshell

As a rule, tenants are allowed to install and operate a washing machine in their apartment – even if a communal washing machine is available in the house. A blanket ban on washing machines in a rental agreement is regularly legally problematic. However, restrictions may be permissible in individual cases, for example if there are specific technical risks or if the tenant causes damage or significant disruptions through improper use.

• Proper use of the contract: The operation of a washing machine is fundamentally part of the normal living arrangements and therefore of the contractual use of the rental apartment.
• Common laundry room: The mere fact that there is a laundry room in the house does not, on its own, justify a ban on owning a washing machine.
• Form rental agreement: A blanket prohibition may be invalid under § 307 BGB if it disadvantages the tenant in an inappropriate manner.
• House rules: A house rule can specify quiet or usage times. However, it cannot easily restrict the contractually permitted use of the apartment subsequently in a significant way.
• Technical problems: Defective or unsuitable wiring may require technical rectification or, where appropriate, repair measures. They do not automatically justify a permanent ban on washing machines.
• Water damage: Renters must connect the washing machine properly and operate it in such a way that avoidable damage is prevented.
• Laundry room: Whether there is a legally protected right of use over a communal laundry room depends on the specific rental agreement and the circumstances of the rental relationship.

Note: This article serves general information purposes and does not replace legal advice in individual cases. In particular, the specific rental agreement, any additional agreements, the actual handling of the rental relationship, the house rules, the technical condition of the apartment, and the use of the washing machine are decisive factors.

May I install a washing machine in the rental apartment?

Basically, yes. Setting up and the normal operation of a washing machine are regular parts of the normal use of a rental apartment.

The starting point is Section 535, paragraph 1, BGB. Afterwards, the landlord must hand over the apartment to the tenant for contractual use and ensure that it remains in a suitable condition during the rental period.

The contractual use basically includes everything that is necessary for normal living according to the type and equipment of the apartment. Today, this also regularly includes washing one's own laundry using a washing machine.

Several courts have confirmed this classification.

LG Freiburg: Washing machine is basically part of living in a house

The Freiburg Regional Court ruled in a judgment dated December 10, 2013 – 9 S 60/13, That setting up and operating a washing machine and a clothes dryer can, in any case, be part of the contractual use in a correspondingly equipped apartment.

The associated normal operating noises must also be accepted by other household members in principle, provided that the tenant observes the principle of mutual consideration.

AG Tettnang: A blanket ban on washing machines may be ineffective

The Amtsgericht Tettnang dealt with a contractual clause that generally prohibited the operation of a washing machine in the apartment.

Following the decision of the 19 March 2010 – 4 C 1304/09 Can such a blanket prohibition in the general terms and conditions unfairly disadvantage the tenant and therefore be prohibited under § 307 BGB be ineffective.

This applies in particular if the tenant is prohibited from using any own machine regardless of the actual circumstances.

AG Köln: Communal laundry room is not automatically sufficient

The Cologne District Court also did not accept a ban on washing machines solely because a communal washing machine was present in the house.

In the judgment of the January 11, 2001 – 207 C 221/00 Among other things, it played a role that a five-member family could only use the communal washing facilities at significant intervals.

The mere existence of a laundry room therefore does not automatically mean that a tenant has to do without their own washing machine.

Can the landlord prohibit the use of a washing machine?

A ban is not completely ruled out. However, the legal hurdles are comparatively high.

What is crucial is above all, Why the landlord wants to prohibit the use of the property and on what contractual or factual basis he relies on that.

Mandatory ban on washing machines in the rental agreement: Is the clause effective?

Disputes are particularly common regarding clauses such as:

„The installation and operation of washing machines in the apartment is not permitted.“

A pre-formulated rental agreement is regularly an “General Terms and Conditions”. Such contractual clauses are subject in particular to content control according to Sections 305 ff. of the German Civil Code.

After § 307 para. 1 BGB provisions are invalid if they unduly disadvantage the contracting party of the user contrary to the principles of good faith and trust.

An absolute prohibition can therefore be ineffective if it takes away a normal component of residential use from the tenant, even though there are no specific technical or other factual reasons.

Individual agreement is something else

The legal situation may be different if landlords and tenants have actually negotiated a restriction individually.

However, a genuine individual agreement requires more than a handwritten addendum or a clause simply presented by the landlord.

The content must have been seriously presented for discussion and the tenant must actually be able to influence the drafting of the contract.

Can the landlord change the house rules later?

Even a subsequent change to the house rules does not automatically entitle the landlord to ban washing machines from the apartments.

A house rule is primarily intended to organize the cohabitation of the residents of the house. For example, it can specify:

• which rest periods must be observed,
• how communal areas are used,
• when a communal laundry room can be used,
• which cleaning or safety regulations apply.

The question to be distinguished from this is:, What use within one's own apartment constitutes contractual use.

In its decision 9 S 60/13, the Freiburg Regional Court made clear that a modification clause for the house rules cannot simply be used to subsequently restrict the scope of the contractual use of the apartment.

What happens if there is a communal laundry room?

A communal laundry room does not necessarily preclude a washing machine in the apartment.

First of all, a distinction must be made between:

• to Right to use one's own apartment and
• to Right to use a communal laundry room.

Both are legally distinct issues.

When does one have the right to use the laundry room together?

A contractual right of use of a communal laundry does not necessarily require the laundry to be explicitly mentioned in the written rental agreement.

A corresponding right of use may also arise from additional agreements, the circumstances at the time of contract conclusion, or the specific arrangement of the rental agreement.

Therefore, whether a laundry room actually belongs to the rented or otherwise contractually obligated use must be examined on a case-by-case basis.

Simple actual use is not always sufficient

Distinguishing this from is a use that the landlord merely actually permits, without any resulting permanent contractual right.

Whether long-term use has led to a legally secure right of shared use cannot be answered solely by reference to the duration; in particular, the agreements and the circumstances of the respective tenancy relationship are decisive.

BGH 2022: Communal laundry room is not automatically rented out

The Federal Court of Justice addressed the matter in its decision of October 4, 2022 – VIII ZR 394/21 with the question of whether a tenant still had the right to use a laundry room.

In the specific case, the court’s assessment revealed that there was no ongoing claim to use the communal laundry room following the lease agreement.

The tenant had been using the laundry room for a long time. The landlord later terminated this use and also offered to install a connection point for a washing machine in the apartment.

The case highlights an important point:

The actual use of a communal laundry room over the years does not automatically lead to the existence of a permanent contractual right of use.

Conversely, the decision does not mean that a right of use can only exist if the laundry room is explicitly mentioned in the written lease agreement.

No washing machine connection: Does the landlord have to install one?

Whether the landlord must provide a washing machine connection or have it installed subsequently cannot be answered in a general way.

What is crucial are the agreed conditions of the apartment, its equipment, the standard required at the time of contract conclusion, and any existing defects.

If only an additional connection option requested by the tenant is missing, there is not automatically a claim that the landlord will install new wiring at his own expense.

The situation can be assessed differently if existing wiring or connections are defective and the apartment therefore does not meet the contractual condition of being in good working order. In that case, claims for repairs may be possible against the landlord.

In any case, tenants should not install wiring themselves, open walls, or make other modifications to the building structure.

Anyone who wants to change or create a new connection should therefore clarify this in writing:

• whether the landlord agrees to the measure,
• whether there may already be a duty to repair,
• which specialist company is carrying out the work,
• who bears the costs,
• whether a demolition can be required when the property is being vacated.

What applies to an old electrical installation?

Especially in old buildings, the electrical installation can play a role.

The Federal Court of Justice has addressed the required minimum standard of electricity supply for rental apartments.

Following the judgment of the February 10, 2010 – VIII ZR 343/08 In principle, even in an old apartment that has not been modernized, there may still be a need for electricity supply that enables modern household use.

This can include, in particular, that typical household appliances can be operated to a standard extent.

For example, if the fuse regularly trips when operating a washing machine, it should be checked whether a defect in the electrical installation is present and whether the landlord is obligated to carry out repairs.

Technical reasons: When can a restriction be justified?

Specific technical hazards may limit the operation of washing machines in individual cases. However, they do not automatically justify a permanent ban.

The Amtsgericht Eschweiler has ruled in its judgment of 5 April 2013 – 26 C 268/12 It was made clear that restrictions should not be based solely on abstract fears.

Relevant may be, for example:

• defective or acutely dangerous lines,
• an improper drainage system,
• a concrete risk of water damage,
• repeated damage due to non-compliance with the duty of care,
• a technically unsuitable connection solution.

If the cause is a defect in the rental property, a repair or maintenance obligation on the part of the landlord may be considered instead of a prohibition.

A mere claim that the lines are „too old“ is therefore not sufficient in itself. What is decisive is the concrete technical situation.

However, repeated or significant breaches of duty when operating a washing machine can have rental law consequences if it concretely jeopardizes the rental property. We also explain the consequences of a significant threat to the apartment in our article.
to the risk of damage to the rental property caused by the tenant.

What duty of care does the tenant have when operating the property?

Renters must operate a washing machine carefully, professionally, and in accordance with the manufacturer's specifications.

This includes, in particular, preventing avoidable water damage.

However, the level of monitoring required for an ongoing machine cannot be answered with a rigid rule. Among other things, the technical condition of the device, the connection method, existing safety systems, and the duration of the absence are decisive factors.

A general requirement to remain constantly in the immediate vicinity of the machine throughout the entire washing process should therefore not be assumed as a given.

Practical precautions

• Regularly check the water inlet and outlet hose.
• Replace hoses with visible damage.
• Position the machine securely.
• Observe the manufacturer's specifications for connection.
• If the water supply is not used for a long period of time, consider closing it down if it makes sense.
• Existing water protection systems, such as AquaStop, take their technical specifications into account without attributing a specific protective effect to them in a general way.

Who is liable for water damage caused by the washing machine?

If there is water damage, the liability depends on:, who caused the damage and whether there is a culpable breach of duty.

In the event of culpable breach of rental contract obligations, claims for damages may be asserted against the landlord, particularly in connection with the rental agreement. Section 280 BGB to be considered.

If things or other legal assets of a neighbor are damaged, the liability is usually governed by the criminal law provisions, in particular: Section 823 of the German Civil Code.

Liability does not automatically exist simply because damage has occurred in connection with a washing machine. What matters are the cause, any possible fault, and the specific circumstances of the individual case.

Which insurance can cover water damage?

Depending on the nature of the damage, different types of insurance may be applicable:

• Private liability insurance: Can assume legitimate third-party liability claims and defend against unauthorized claims. Whether insurance coverage exists depends on the respective insurance terms.
• Home insurance: It can cover damage to your own insured household belongings. In the case of gross negligence, performance reductions may play a role – depending on the contract and tariff.
• Home insurance: may be relevant for the landlord's liability for insured damages to the building.

Important: Gross negligence does not automatically lead to a private liability insurance company not paying out. Coverage depends on the specific insurance contract and the specific claim. The same applies to home insurance; the agreed terms are also important.

Water damage: Can the tenant reduce the rent?

If water damage results in the apartment being unable to be used in accordance with the contract to any extent or at all, a claim can generally be made against the owner. Rent reduction under § 536 BGB to be considered.

However, this does not apply independently of the cause of the damage. If the tenant is responsible for the defect himself, the legal situation may be significantly different to assess.

Our first indication of possible reduction quotas is provided by
Rent reduction calculator.

If the apartment becomes temporarily completely uninhabitable due to a water damage and subsequent renovation work, further rental law issues may arise. These include, for example, whether rent is due during this period or how an offered replacement apartment should be treated legally. You can learn more about this in our article.
to uninhabitable apartment and replacement apartment.

In the case of significant water damage, the amount of a rental reduction should not be determined solely based on generic tables. The extent, duration, and specific impact on the apartment are crucial factors.

Washing machine and rest periods: When is it allowed to wash?

Even though operating a washing machine is generally allowed, tenants must be considerate of other household members.

There is no nationwide uniform legal rest period for all residential buildings. The following factors are particularly relevant:

• State law regulations,
• municipal regulations,
• the rental agreement,
• an effectively implemented house rule,
• the general principle of mutual respect.

Night rest

In many building regulations and regulations on emissions protection, the period between 22:00 and 6:00 an important role.

For example, section 9 of the North Rhine-Westphalia State Pollution Control Act sets special requirements for disruptive activities during the nighttime hours.

For tenants, this does not necessarily mean that a washing machine is prohibited under all circumstances after 10 PM. What is crucial is whether the operation of the machine causes a significant and avoidable disturbance.

In particular, a noticeably audible wobble can be problematic at night.

Is there a legal lunch break?

For example, there is no general legal lunch break for rental apartments in North Rhine-Westphalia.

However, a midday break can be provided for by the house rules or a contractual arrangement.

Therefore, it should not be assumed in general that it is not allowed to wash clothes between certain times across the country.

Is it allowed to use the washing machine on Sundays?

There is no general legal ban on washing clothes in one's own household on Sundays.

However, the principle of respect for others also applies on Sundays.

Anyone who lives in a high-rise building should especially avoid very early or late washing and scrubbing cycles.

Special usage times may apply for a communal laundry room.

What to do if the landlord prohibits the use of the washing machine?

A ban on washing machines should not be ignored, but it should also not be accepted without examination.

Proceed in a structured manner:

1. Check the rental agreement.
   Read carefully whether and how washing machine, laundry room or technical connections are regulated.
2. Further agreements and actual use to be examined.
   In the case of a communal laundry room, a right of use can also exist outside of an express written contractual clause.
3. Check the house rules.
   Check whether it is part of the rental agreement and whether it may have been changed only subsequently.
4. Demand concrete justification.
   Ask the landlord in writing why the business should be banned.
5. Review technical arguments.
   If the landlord refers to pipes, drains or other technical risks, it should be clarified whether there is a defect in the apartment and whether, if necessary, repairs are required.
6. Document the Anschluss.
   Photos of the connection, the drain hose and the existing water protection systems can be helpful in later disputes.
7. Do not perform any unauthorized modifications.
   Do not alter wiring or other components of the apartment without the necessary consent.
8. Respond to notices of fines or terminations of employment.
   Written explanations from the landlord should be legally examined as soon as possible.

Can the landlord sue the tenant for the washing machine?

Yes. If the landlord considers the use to be in breach of the contract, he or she can terminate the tenancy and demand that the tenant cease the activity.

Whether the Warning letter It is therefore not yet clear whether this right is valid.

For example, if there is only an ineffective blanket ban on washing machines, it does not automatically follow that the tenant has an effective obligation to remove the machine.

Action for damages under § 541 BGB

If a tenant continues to make a contract-violating use despite a warning, the landlord may, under the conditions of the Section 541 of the German Civil Code file a lawsuit for injunction.

In such a procedure, it must be determined whether the specific operation of the washing machine actually violates the rental agreement.

Therefore, the effectiveness of the underlying contractual provision is crucial, especially with blanket prohibition clauses.

Can the landlord terminate the lease because of a washing machine?

A termination requires significantly more than simply claiming that the washing machine should not be operated.

An immediate termination after § 543 BGB or a ordinary cancellation due to a culpable breach of duty Section 573(2)(1) of the German Civil Code (BGB) requires a correspondingly significant breach of contract.

For a cancellation without notice In many cases, according to § 543, paragraph 3 of the German Civil Code (BGB), a preliminary warning or unsuccessful deadline setting is generally required, unless a statutory exception applies.

For a ordinary cancellation However, according to § 573 BGB, there is no general legal requirement that a prior warning must have been issued. We explain in more detail in our article what the significance of a prior warning can be in the case of a regular termination based on conduct.
„Regular termination of residential rental agreement: requires a warning?“.

The permissible, considerate operation of a properly connected washing machine in itself does not constitute a significant breach of duty.

FAQ: Washing machine in the rental apartment

Can the landlord prohibit a washing machine in the apartment?

Generally not in a one-size-fits-all way. Operating a washing machine is generally part of the normal use of a rental apartment. A complete prohibition in a pre-formulated rental agreement may be invalid under § 307 BGB. Alternatively, the situation can be assessed in the case of specific technical hazards or an agreement that has been individually negotiated.

Can I install a washing machine in the apartment despite having a laundry room?

Basically, yes. The mere existence of a communal laundry room does not automatically justify banning a private washing machine. What matters are the contractual arrangements and the specific circumstances.

Do I have to use the laundry room if there is one?

A general obligation to exclusively use the communal laundry room does not generally exist. Something else can result from an effective contractual or individually negotiated agreement.

When do I have the right to use the communal laundry room?

Such a right can arise from the rental agreement, additional agreements, or the circumstances of the rental relationship. An explicit clause in the written rental agreement is not required in every case.

Can the landlord close the laundry room?

This depends on whether the tenant has a legally secured right of use or whether the use has merely been permitted. According to the BGH decision of October 4, 2022 – VIII ZR 394/21, long-term actual use does not automatically lead to the existence of a permanent contractual right of use.

May I install a washing machine connection myself?

Not without a reason. As soon as water, sewage or other pipes are modified or interventions in the building structure become necessary, tenants should first obtain the landlord’s consent.

Does the landlord have to install a washing machine connection?

This cannot be answered in a general way. What is decisive are in particular the agreed condition and the equipment of the apartment. If an existing connection is defective, there may be claims for repairs if necessary. However, the mere desired installation of an additional connection option does not automatically have to be undertaken by the landlord at his own expense.

Until when can I wash my clothes in the evening?

There is no uniform time across Germany. The relevant factors are in particular state law, the rental agreement, the house rules and the principle of consideration for others. In many regulations, nighttime rest begins at 10 p.m. Especially loud noises should be avoided during the night.

May I wash clothes on Sundays?

There is no general legal ban on washing in the own household. However, the usual rest periods and the requirement of mutual respect apply on Sundays as well.

Who is liable for water damage?

This depends on who caused the damage and whether there is a culpable breach of duty. Contractual claims for damages against the landlord may be relevant, in particular under § 280 BGB. In the case of damage to the property of neighbors, liability is usually governed by the criminal law provisions, in particular § 823 BGB.

Do I have to stay at home during the entire washing process?

There is no rigid general rule. What monitoring is required depends on the circumstances of the individual case, such as the condition of the machine, the connection method, existing safety systems, and the duration of an absence.

Does this also apply to a clothes dryer?

The Freiburg Regional Court, in its decision of December 10, 2013, treated both washing machines and clothes dryers as fundamentally typical household appliances. In the case of dryers, additional factors such as electricity consumption, heat and moisture development, and the specific type of appliance can play a role.

Case law on the washing machine in the rental apartment at a glance

Note: Individual court decisions show how certain facts were assessed. The applicability to another rental agreement or another apartment must be examined separately in each case.

When should you hire a rental law attorney?

A legal review is particularly advisable if:

• the landlord explicitly prohibits the operation of your washing machine,
• You have already received a warning or termination notice,
• after a water damage, compensation is demanded,
• You want to reduce the rent because of a water damage,
• it is unclear whether there is a right of use to a communal laundry room,
• it is disputed whether the wiring or connections are defective,
• It is unclear whether a contractual clause or house rules are effective.

For more information about terminations, rent arrears, rent reductions and other rental law issues, please visit our page on
Tenancy law in Cologne.