Welche Voraussetzungen hat eine Eigenbedarfskündigung?

Eine Eigenbedarfskündigung nach § 573 BGB setzt voraus: Die Wohnung wird für den Vermieter selbst oder nahe Angehörige (Kinder, Eltern, Geschwister etc.) benötigt, der Bedarf ist ernsthaft und konkret, die Wohnungsgröße ist verhältnismäßig und die Kündigung erfolgt schriftlich mit genauer Begründung.

Wie lange ist die Kündigungsfrist bei Eigenbedarf?

Die Kündigungsfrist bei Eigenbedarf beträgt 3 Monate (Mietdauer unter 5 Jahre), 6 Monate (5–8 Jahre) oder 9 Monate (über 8 Jahre). Die Kündigung muss spätestens am dritten Werktag des Monats zugehen.

Kann ein Mieter gegen Eigenbedarfskündigung vorgehen?

Ja, der Mieter kann bis 2 Monate vor Mietende schriftlich Widerspruch einlegen, wenn besondere Härtegründe vorliegen (hohes Alter, Schwangerschaft, Schwerbehinderung, lange Mietdauer). Das Gericht wägt dann die Interessen ab.

Was passiert, wenn Eigenbedarf vorgetäuscht wird?

Vorgetäuschter Eigenbedarf macht den Vermieter schadensersatzpflichtig für Umzugskosten und höhere Mietkosten des Mieters. In schweren Fällen ist eine Strafanzeige wegen Betrug möglich. Außerdem muss der Vermieter die Wohnung anbieten, wenn der Eigenbedarf wegfällt.

Self-Occupancy Termination: Requirements, Deadlines & Tenant Rights

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What is an eviction for personal use?

Key Facts -

What is an eviction for personal use?

Requirements: When is personal use effective?

Notice periods for personal need

Who has special protection against termination?

What must the termination include?

Tenant’s objection

Fabricated personal use: What consequences does this pose for the landlord?

Alternatives to termination for self-occupation

An eviction for personal use occurs when a landlord terminates the lease because they need the apartment for themselves, family members, or members of their household. The legal basis is § 573 Abs. 2 Nr. 2 BGB. Personal use is the most common reason for termination in German rental law.

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Requirements: When is personal use effective?

For an eviction for personal use to be legally valid, all of the following points must be met:

Authorized person: The landlord themselves, their spouse, life partner, children, parents, siblings, nieces, nephews, in-laws, or people from the landlord’s household (e.g. a caregiver).
Legitimate need: The need must be specific and verifiable – not a “stockpiling need”. Examples: Moving for age-related reasons, separation, new job in the city.
Proportionality: The apartment size must match the registered need. A 200 m² apartment for a single person without a special justification can be invalid.
Font style: The termination must be in writing and clearly state the reason of personal need.

Notice periods for personal need

The periods depend on the duration of the rental agreement:

Rental duration	Notice period
Less than 5 years	3 months
5 to 8 years	6 months
More than 8 years	9 months

The notice must arrive by the third working day of the last month before the notice period expires.

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Who has special protection against termination?

Certain tenant groups have increased protection – the court may reject a personal need termination even if it is valid:

Tenants over 70 years old with a long rental duration
Pregnant women and families with young children
Tenants with severe disabilities
Tenants with a long rental duration (20+ years), if no comparable alternative is available

The court then weighs the interests of the landlord and tenant against each other. A termination can still be enforced – but it takes longer.

What must the termination include?

The notice of termination for personal use must include the following details:

Name and address of the landlord
Name and address of the tenant
Designation of the apartment
Exact termination date (date at the end of the month)
Specific reason for personal use: Who is moving in (name, family relationship) and why this particular apartment is needed
Signature of the landlord

Missing or vague reasons lead to the termination being invalid.

Tenant’s objection

The tenant can object to the termination in writing up to two months before the end of the lease if the termination would cause an unreasonable hardship for them or their family. The court then decides whether the hardship grounds are present.

Fabricated personal use: What consequences does this pose for the landlord?

Anyone who fabricates a need for personal use risks significant consequences:

Compensation for damages: The tenant can claim moving costs, higher rent in the new apartment, and other damages.
Criminal report: In severe cases, fraud (§ 263 StGB) may be considered.
Duty to review: Landlords are obliged to offer the apartment to the tenant if the need for self-occupation ceases.

Alternatives to termination for self-occupation

Termination agreement: Mutual termination with a severance payment – often the faster and cheaper solution.
Rental agreement with time-limited tenancy: When reletting, agree on a fixed-term rental agreement with a self-occupation clause.
Modernization termination: If comprehensive renovation is planned – own section (§ 573 Abs. 2 No. 3 BGB).