{"id":5393,"date":"2019-04-05T11:57:01","date_gmt":"2019-04-05T11:57:01","guid":{"rendered":"https:\/\/www.mth-partner.de\/?p=5393"},"modified":"2025-08-07T13:23:44","modified_gmt":"2025-08-07T13:23:44","slug":"mietrecht-erfolgreiche-fristlose-kuendigung-und-raeumung-einer-wohnung-wegen-unberechtigter-baulicher-veraenderungen-der-mietsache-durch-den-mieter","status":"publish","type":"post","link":"https:\/\/www.mth-partner.de\/en\/tenancy-law-successful-termination-without-notice-and-eviction-of-a-flat-due-to-unauthorised-structural-alterations-to-the-rented-property-by-the-tenant\/","title":{"rendered":"Tenancy law: Successful termination without notice and eviction of a flat due to unauthorised structural alterations to the rented property by the tenant"},"content":{"rendered":"

Bonn Local Court, 19 October 2018, Ref.: 203 C 21\/16<\/strong><\/p>\n

Every tenant can decorate the flat they rent as they see fit. However, this does not apply to structural alterations to the rented property. In this respect, only minor changes or construction measures are permitted that are within the scope of contractual use, serve normal living and can be easily reversed. Major changes, in particular remodelling measures that cannot be easily reversed, require clear agreements and the consent of the landlord.<\/p>\n

Examples of major alterations are Installation of a false ceiling, partition wall, door opening or installation of a new heating system. Examples of minor alterations are Installation of sockets, installation of plugs.<\/p>\n

In the case discussed here, the tenant removed wooden wall panels in the rented flat, old electrical wiring, laid some new electrical wiring and knocked plaster off the walls. All of this was done without the landlord's authorisation. The landlord then gave the tenant notice and demanded eviction.<\/p>\n

\"Conversion<\/p>\n

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

<\/span>The plaintiff was the tenant and the defendant was the landlord.<\/span><\/h3>\n

The plaintiff sought the refurbishment of the flat he occupied and a declaration that the rent was reduced; the defendant counterclaimed for eviction.<\/p>\n

<\/span>Tenant had laid new electrical cables in the flat and knocked off plaster<\/span><\/h3>\n

The plaintiff had carried out extensive renovation work in the flat, including removing wooden wall panelling and old electrical wiring, laying new electrical wiring in places and removing plaster from the walls.<\/p>\n

When the plaintiff removed the wooden panels from the ceiling, he noticed that some of the wooden beams had rotted and a hole had appeared in the ceiling. In a statement of claim served on 27 June 2016, the plaintiff then demanded that the defects be remedied and that the rent be reduced.<\/p>\n

<\/span>Landlord terminated the tenancy without notice and in due time<\/span><\/h3>\n

In a letter from a lawyer dated 24 May 2017, the tenancy was terminated by the defendant without notice. The termination was based on payment arrears of more than two months' rent and, alternatively, on the flat being very dirty, the flat being left in a state of neglect, the stairs, floor, heating appliances, plaster on the walls and electrical wiring being torn out, as well as structural alterations being carried out without the landlord's authorisation and knowledge.<\/p>\n

The action was then initially dismissed by default judgement dated 14 June 2017 - served on the plaintiff's representative on 23 June 2017. On 6 July 2017, the plaintiff lodged an objection to the default judgement.<\/p>\n

<\/span>Decision of the Bonn Local Court<\/strong><\/span><\/h2>\n

The Bonn Local Court has now ruled that the action is unfounded apart from the application for a declaratory judgement and that the counterclaim is only justified because of the application for eviction.<\/p>\n

<\/span>The defendant as landlord is entitled to the return of the flat in accordance with Section 546 (1) BGB.<\/span><\/h3>\n

The rental agreement was cancellation without notice<\/a> has been terminated. Pursuant to Section 543 (1), either party may terminate the tenancy without notice for good cause. Good cause is deemed to exist if the terminating party cannot reasonably be expected to continue the tenancy until the expiry of the notice period or other termination of the tenancy, taking into account all the circumstances of the individual case, in particular the fault of the contracting parties, and weighing up the interests of both parties.<\/p>\n

<\/span>Tenant has changed the flat without the necessary consent<\/span><\/h3>\n

In the present case, the defendant could not be expected to continue the tenancy because the plaintiff had made significant structural changes to the rented property without obtaining the landlord's consent. It was undisputed that the plaintiff had removed a staircase and the heating appliances, as well as the floor covering and the existing electrical installation. The plaintiff himself had not stated that he had obtained the consent of the current defendant for this. As regards his assertion that he had obtained the consent of the previous landlord for the other remodelling measures, this assertion had not been substantiated, so that the plaintiff was not in a position to provide evidence.<\/p>\n

The counterclaims under numbers 2 and 4 are unfounded. There is no claim under Section 535 BGB for payment of the remaining rent or under Section 546a (1) BGB for payment of the remaining compensation for use, as the rent was reduced by 20 % due to a rental defect in accordance with Section 536 (1) sentence 1 BGB.<\/p>\n

The rental property was defective in the period claimed from July 2015. Based on the evidence, the court was convinced that the hole in the ceiling of the kitchen and the rotten load-bearing ceiling beams were a construction-related rental defect for which the plaintiff was not responsible. A hole in the ceiling of the kitchen with a lack of stability of the ceiling of the kitchen constituted a defect that would entitle the tenant to a reduction of 20 %.<\/p>\n

<\/span>However, the tenant is at least entitled to a rent reduction<\/span><\/h3>\n

The right to a reduction was also not excluded pursuant to Section 536c (2) No. 1 BGB. The defendant had been aware of the defect from the time the statement of claim was served on 27 June 2016 at the latest. However, the court was also convinced that the plaintiff had already reported the defect beforehand.<\/p>\n

The counterclaim under no. 3 is also unfounded. The defendant is not entitled to compensation for out-of-court legal fees due to the termination of the tenancy. According to the defendant's submission, the co-owner of the property is a lawyer by profession. Against this background, it would not have been necessary to instruct another lawyer with the cancellation (\u00a7 249 BGB).<\/p>\n

With regard to the claim, the claim under no. 1 was justified. In view of the fact that the tenancy had been terminated, the plaintiff no longer had a claim to the maintenance of the rented property pursuant to Section 535 (1) sentence 2 BGB. Against this background, the claim under no. 3 was also unfounded.<\/p>\n

Source: Bonn Local 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":"

If the tenant makes structural alterations without the landlord's consent, he is generally in culpable breach of his duty of care and is obliged to pay compensation. 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