{"id":5166,"date":"2017-06-29T10:41:00","date_gmt":"2017-06-29T10:41:00","guid":{"rendered":"https:\/\/www.mth-partner.de\/?p=5166"},"modified":"2025-10-27T13:23:31","modified_gmt":"2025-10-27T13:23:31","slug":"mietrecht-zur-frage-ob-die-nichtzahlung-der-betriebskosten-nach-abrechnung-zur-fristlosen-kuendigung-berechtigen","status":"publish","type":"post","link":"https:\/\/www.mth-partner.de\/en\/tenancy-law-on-the-question-of-whether-non-payment-of-operating-costs-after-settlement-entitles-to-termination-without-notice\/","title":{"rendered":"Tenancy law: On the question of whether non-payment of operating costs after billing entitles to termination without notice."},"content":{"rendered":"

Dessau-Ro\u00dflau Regional Court, 29\/12\/2016, 5 S 141\/16\u00a0<\/strong><\/p>\n

The landlord only has the right to terminate the tenancy agreement without notice if the tenant is in arrears with the payment of the agreed rent on several payment dates. However, this does not include the additional payment for operating costs, as this is not a rent instalment to be paid periodically, but is only determined after the annual statement of account.<\/p>\n

The payment of service charges as a recurring payment within the meaning of Section 543 (2) No. 3 BGB is only to be included if it is to be paid as a service charge lump sum or as a service charge advance payment together with the rent on the specified interest dates.<\/p>\n

\"What<\/p>\n

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

<\/span>Landlord terminated tenant due to rent arrears and back payments of operating costs<\/span><\/h3>\n

The plaintiff (landlord) in this case requested the defendant (tenant) to vacate and hand over the rented flat on the basis of a notice of termination. The monthly rent for the 31 m\u00b2 flat most recently amounted to \u20ac 254. He also (originally) requested payment of \u20ac 1,176.21 - comprising \u20ac 667.21 from the heating bill, advance payments for operating costs for nine months totalling \u20ac 504 and reminder fees of \u20ac 5.<\/p>\n

With regard to the payment claim, the parties agreed to settle the legal dispute in the first instance due to two payments by the job centre for the defendant. In addition, in June 2016, the job centre paid the plaintiff a further amount - of \u20ac 1,188.24 - for outstanding amounts from unspecified operating cost statements that were the subject of dunning proceedings from 2014.<\/p>\n

<\/span>Local court rejected eviction as the cancellation was also due to outstanding back payments for operating costs<\/span><\/h3>\n

The district court dismissed the action insofar as it had not been declared settled by mutual agreement. The local court was of the opinion that the declaration of termination was invalid. The rent arrears stated in the notice of termination included amounts of \u20ac 1,430.22 (content of the enforcement order of the AG regarding operating cost statements from previous periods) and \u20ac 667.21 (heating cost statement), which would not fall under the term rent pursuant to Section 543 (2) No. 3 BGB. The plaintiff appealed against this judgement to the Dessau-Ro\u00dflau Regional Court.
\n<\/u><\/strong><\/p>\n

<\/span>Judgement of the Dessau-Ro\u00dflau Regional Court:<\/u><\/span><\/h2>\n

<\/span>The Court of Appeal also saw no entitlement of the landlord to eviction<\/span><\/h3>\n

The Dessau-Ro\u00dflau Regional Court followed the opinion of the Local Court and ruled that the plaintiff had no claim against the defendant for the surrender or eviction of the flat in dispute.<\/p>\n

Although the sum of the outstanding amounts clearly exceeds the amount of two months' rent within the meaning of Section 543 (2) sentence 3 BGB, it must be taken into account here that the amounts from the enforcement notice in the amount of \u20ac 1,147.38 and the heating cost statement in the amount of \u20ac 667.21 are so-called back payments of operating costs due to a statement. In case law and literature, it is disputed whether the payment of rent within the meaning of Section 543 (2) (3b) BGB is also to be understood as the subsequent payment of operating costs on the basis of a statement. The BGH has so far left this question open.<\/p>\n

<\/span>The prevailing opinion in case law and literature is that arrears due to back payments of operating costs are not covered by section 543 (2) sentence 1 no. 3 BGB<\/span><\/h3>\n

The prevailing opinion assumes that additional payments of operating costs due to billing would not fall under Section 543 (2) sentence 1 no. 3 BGB. The Chamber agrees with this view, so that the arguments of the opposing opinion are not convincing. If back payments of operating costs based on statements of account are not to be subsumed under Section 543 (2) sentence 1 no. 3 BGB, then, as a further consequence, Section 543 (1) BGB cannot be affirmed. In this respect, arrears of payment of rent are defined as grounds for termination under Section 543 (2) BGB. In this respect, Section 543 (2) sentence 1 no. 3 BGB only refers to \"rent\" and is therefore decisive as to what is to be included here. \"Rent\" would consist of ancillary costs that the tenant has assumed in the form of money or services of monetary value. However, this does not apply to back payments for operating costs. This is because the additional payment based on the service charge statement does not have the character of a periodic rent instalment.<\/p>\n

<\/span>Inclusion of additional operating cost payments would encourage unjustified terminations<\/span><\/h3>\n

If the non-payment of a statement of operating costs were to be seen as the basis for a termination without notice, a landlord could, promptly after receipt of such a statement, if the amount of the arrears was correspondingly high, immediately issue a notice of termination if the tenant failed to pay. cancellation without notice<\/a> to cancel the lease. As the statement of operating costs is due immediately, according to the opposing view, this claim would remain unpaid and the landlord would immediately have the option to terminate without notice. The landlord could also terminate without notice solely on the basis of a statement of operating costs as soon as he had failed to give notice of termination within a reasonable period of time during the course of the billing year due to individual outstanding advance payments of ancillary costs, thus circumventing the requirement for a notice period.<\/p>\n

Due to the question of whether operating cost balances after settlement are to be included in the term \"rent\" within the meaning of \u00a7\u00a7 543, 569 BGB, the Regional Court allowed the appeal.<\/p>\n

Source: Dessau-Ro\u00dflau District Court<\/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.<\/strong> 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, please feel free to call us at 0221 - 80187670<\/strong> or send us an email at or send an email to info@mth-partner.de info@mth-partner.de<\/strong><\/p>\n

Lawyers in Cologne provide advice and representation in tenancy law.<\/a><\/p>","protected":false},"excerpt":{"rendered":"

A landlord is entitled to terminate the tenancy without notice due to an additional payment from a utility bill that significantly exceeds the amount of two months' rent if the delay in payment continues for more than one month. This is the result of a recent ruling by the Berlin Regional Court (LG Berlin, judgement of 20.02.2015 - 63 S 202\/14). This has not yet been decided by a court of law.<\/p>","protected":false},"author":4,"featured_media":11961,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[43],"tags":[3166,1465],"class_list":["post-5166","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-mietrecht-rechtsanwalt","tag-kann-der-vermieter-wegen-nichtzahlung-der-nebenkostenabrechnung-kuendigen","tag-rechtsanwalt-koln-nebenkostenabrechnung"],"yoast_head":"\nMietrecht: Zur Frage, ob die Nichtzahlung der Betriebskosten nach Abrechnung zur fristlosen K\u00fcndigung berechtigen.<\/title>\n<meta name=\"description\" content=\"Vermieter kann bei R\u00fcckstand von 2 Monatsmieten das Mietverh\u00e4ltnis fristlos k\u00fcndigen. 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