{"id":207,"date":"2011-02-20T11:44:02","date_gmt":"2011-02-20T11:44:02","guid":{"rendered":"https:\/\/www.mth-partner.de\/rechtsanwaltsblog\/?p=207"},"modified":"2025-10-28T10:03:05","modified_gmt":"2025-10-28T10:03:05","slug":"mietrecht-voraussetzungen-der-verwertungskundigung-des-vermieters","status":"publish","type":"post","link":"https:\/\/www.mth-partner.de\/en\/tenancy-law-requirements-for-the-landlords-declaration-of-realisation\/","title":{"rendered":"Tenancy law: Prerequisites for the landlord to terminate the lease"},"content":{"rendered":"

Federal Court of Justice, 09.02.2011, Ref.: VIII ZR 155\/10<\/strong><\/p>\n

Tenancy law provides landlords with various options for realising their rental property themselves for certain reasons.<\/p>\n

According to Section 573 (1) BGB, however, the landlord can only terminate the tenancy if he has a legitimate interest in terminating the tenancy.<\/p>\n

Excluded grounds for termination are, for example, a rent increase or the intention to sell the property before or after the conversion.<\/p>\n

According to Section 573 (2) BGB, the landlord has a legitimate interest in terminating the tenancy in particular if<\/p>\n

1. the tenant has culpably and not insignificantly breached his contractual obligations,<\/p>\n

2. the landlord requires the rooms as accommodation for himself, his family members or members of his household (termination for personal use) or<\/p>\n

3. the landlord would be prevented from making reasonable commercial use of the property by the continuation of the tenancy and would suffer considerable disadvantages as a result.<\/p>\n

In particular, notices of termination for personal use or for realisation are often the subject of court decisions, as many tenants suffer financial or personal disadvantages as a result of the termination.<\/p>\n

In the above-mentioned judgement, the Federal Court of Justice has now commented on the prerequisites for a termination for sale.<\/p>\n

\"\"<\/p>\n

<\/span>Facts of the Case:<\/strong><\/span><\/h2>\n

<\/span>The defendant had been the tenant of a council flat in Hamburg since 1995<\/span><\/h3>\n

The plaintiff, a housing association, bought the entire estate, including the flat rented to the defendant, in 1996. The plaintiff planned to build modern, publicly subsidised new-build rental flats in place of the simple residential buildings built in the 1930s.<\/p>\n

<\/span>Landlord terminated the flat due to prevention of proper utilisation<\/span><\/h3>\n

Among other things, the plaintiff therefore cancelled the rental agreement with the defendant in accordance with Section 573 (2) No. 3 BGB, citing urban planning and technical building defects in the previous housing estate.<\/p>\n

As the defendant refused to give way, the plaintiff filed an action for eviction against the defendant with the local court, which was dismissed. Upon the plaintiff's subsequent appeal, the regional court upheld the action.<\/p>\n

The defendant's appeal is directed against this.<\/p>\n

<\/span>Federal Court of Justice Decision<\/strong><\/span><\/h2>\n

<\/span>BGH ruled in favour of the landlord due to poor condition of the flat<\/span><\/h3>\n

The BGH ruled that the construction measures planned by the plaintiff constituted an appropriate economic utilisation of the property in accordance with Section 573 (2) No. 3 BGB because they were based on reasonable and comprehensible considerations.<\/p>\n

The existing block of flats was in a poor state of repair and in many respects (including small, cramped rooms with low ceilings and poor lighting) did not meet modern living standards, whereas the planned new building would be able to provide modern rental flats in line with demand.<\/p>\n

<\/span>If the tenancy were to continue, the landlord would face considerable disadvantages<\/span><\/h3>\n

Furthermore, the continuation of the tenancy would also cause the plaintiff the considerable disadvantages required by law, because no structural condition corresponding to today's living requirements could be achieved by mere renovation measures of the old building fabric while maintaining the plaintiff's flat.<\/p>\n

The further management of the last remaining block of flats without the complete realisation of the urban development concept pursued with the estate could therefore not be expected of the plaintiff, even taking into account the defendant's interest in the continued existence of the estate.<\/p>\n

Source: Federal Court of Justice<\/p>\n

Important Note: The content of this article has been prepared to the best of our knowledge and belief. However, due to the complexity and constant evolution of the subject matter, we must exclude liability and warranty.<\/b> Important Notice: The content of this article has been created to the best of our knowledge and understanding. However, due to the complexity and constant changes in the subject matter, we must exclude any liability and warranty.<\/p>\n

If you need legal advice, feel free to call us at 0221 \u2013 80187670 or email us at info@mth-partner.de.<\/p>\n

Lawyers from Cologne advise nationwide on tenancy law.<\/a><\/p>","protected":false},"excerpt":{"rendered":"

In accordance with Section 573 of the German Civil Code (BGB), the landlord can terminate the tenancy agreement between him and the tenant if certain conditions are met. However, this often leads to legal disputes, including an action for eviction, if the tenant does not want to accept the termination without further ado.<\/p>","protected":false},"author":1,"featured_media":11961,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[43],"tags":[716,2528,1467],"class_list":["post-207","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-mietrecht-rechtsanwalt","tag-eigenbedarfskundigung-koln","tag-rechtsanwalt-koeln-eigenbedarfskuendigung","tag-rechtsanwalt-koln-raumungsklage"],"yoast_head":"\nMietrecht: Voraussetzungen der Verwertungsk\u00fcndigung des Vermieters<\/title>\n<meta name=\"description\" content=\"Das Mietrecht h\u00e4lt f\u00fcr den Vermieter verschiedene M\u00f6glichkeiten bereit, sein Mieteigentum aus bestimmten Gr\u00fcnden selber zu verwerten.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, 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