How do condominium fees work in Germany in 2026?

Ordinary Hausgeld usually pays shared water and heating advances where the building runs central systems, stair and lift electricity, waste, cleaning, garden care, building insurance, and the professional Verwaltung (management) fee. A large slice often goes to the Instandhaltungsrücklage, the reserve for roofs, façades, lifts, and heating plant.

Amounts vary with building age, lift count, underground parking, and how aggressive the reserve policy is. Ask for the current Wirtschaftsplan (annual budget) and recent Jahresabrechnung (year-end statement), not only a verbal monthly figure. Purchase closing costs sit on top of the price separately: Property purchase costs.

If you rent, your contract usually lists Nebenkosten advances for recoverable operating costs such as heating, water, and building cleaning. The landlord still pays the non-recoverable parts of Hausgeld, including the maintenance reserve and typically the management fee. Confirm what is included in Warmmiete and what you must contract yourself, such as electricity and internet: Rental contracts and deposits and Utilities, internet, and transport.

If you buy, read the Teilungserklärung (declaration of division), owners’ meeting minutes, planned works, and any Sonderumlage (special levy) history. A low monthly Hausgeld with an empty reserve can turn into a large one-off bill after a roof vote. Ownership steps: Can foreigners buy property.