Market research and pricing

Realistic pricing is crucial. Review comparable properties in the area to determine an appropriate selling price. An inflated price can put off potential buyers, while too low a price can reduce your profit.

This is how you create an offer price in line with the market:

• Determine offer price

No time? No nerves?

Instead of hundreds of e-mails, questions, answers and credit checks before the first viewing even takes place, 67% prefer to engage an estate agent, in large cities even almost 80%. We do it for you! Valuation, sale, handover and completion.

• Contact us

Condition of the apartment

Make sure that the apartment is in good condition. Repairs or renovations can affect the selling price. A potential buyer may be put off by hidden defects or necessary renovation work.

• Preparing the apartment for sale

Documentation and documents

Make sure you have all relevant documents such as the land register extract, the declaration of division, the energy certificate, the floor plan, minutes of owners’ meetings and any building permits to hand. These documents must be made available to the potential buyer.

• Land register extract
• Declaration of division(apartment from community of owners)
• Energy certificate
• Apartment floor plan
• Minutes of owners’ meetings
• Possible building permits
• …

Take a look at all the documents for the apartment sale here.

Estate agent or own sale

You can hire an estate agent to help you market the apartment and manage the sales process. However, bear in mind that estate agent fees will apply. Alternatively, you can also sell the apartment privately, which can save costs but requires more time and effort.

The big question:

• Selling with or without an estate agent?

Advertising and presentation â

Create appealing photos and a detailed description of the apartment for marketing purposes. Online real estate portals are popular platforms for advertising properties. A professional presentation can increase the chances of a quick sale.

• Create an exposé

Purchase agreement

The purchase agreement must be carefully drafted to protect the rights and obligations of both parties. A lawyer can assist in drawing up and reviewing the contract.

Read more here:

• Condominium purchase agreement

Financing of the buyer â

Clarify whether the potential buyer has secured financing to ensure that the sales process runs smoothly.

• Check creditworthiness (sale)

Notary appointment and handover â

The purchase contract must be notarized. The notary verifies the identity of the parties, clarifies open questions and ensures that the transaction is legally compliant.

• Notary appointment
• Transfer of a property

Handing over the apartment: Arrange a handover date on which you can hand over the apartment to the buyer. Document the condition of the apartment when you hand it over to avoid possible disputes later on.

Speculation tax

If you sell the apartment within ten years of buying it, speculation tax may apply. Check whether you are affected by this regulation.

• Speculation tax
• Selling a condominium tax-free

The sale of the apartment may have tax consequences. It is advisable to consult a tax advisor about the tax implications of the sale.

It makes sense to prepare thoroughly and, if necessary, seek professional help from a real estate agent, a lawyer and a tax advisor to minimize potential mistakes and risks. Every sale can have individual aspects that need to be taken into account.

Haus und Wohnung übergeben: Grundlagen & Ablauf

Der Kaufvertrag ist also unterschrieben und der Termin beim Notar sowohl von Ihnen als Verkäufer, als auch vom Käufer wahrgenommen. Ist der Kaufpreis der Immobilie auf Ihrem Konto eingegangen, muss nun das Eigentum an den neuen Besitzer übergeben werden.

Vor der Übergabe: Details im Kaufvertrag

Ganz wichtig: Alle Details zur Übergabe von Wohnung, Haus, Mehrfamilienhaus & Co. müssen bereits im Kaufvertrag festgehalten werden. Werden Möbel übernommen? Weisen Fenster, Fassade, Türen und Boden Mängel auf? Und wie viele Schlüssel werden übergeben? Auch, wenn all das nochmal im Übergabeprotokoll steht, sollte das vorab bereits im offiziellen Kaufvertrag vermerkt werden. Auch Versicherungen, die auf das Haus laufen, sollten vorab vertraglich festgehalten werden. So bleibt die Immobilie auch in dieser Übergabezeit versichert.

Das sollte bereits im Kaufvertrag aufgelistet sein:

• Zeitpunkt der Übergabe
• Mängel
• Versicherungen
• Schüssel
• Möbel
• …

Sachmängelausschluss: Definition & Erklärung

Damit Sie als Verkäufer im Nachhinein nicht für Mängel und Schäden haften müssen, empfehlen wir immer einen Sachmängelausschluss im Kaufvertrag. Trauen Sie sich auch, Fotos als späteres Beweismittel beizufügen und an Notar und Käufer weiterzuleiten. Sollten im Nachhinein plötzlich doch Mängel auftreten, haben Sie sich so extra abgesichert.

Immobilie vorbereiten: Ausstattung und Zustand

Nachdem Sie den Termin für die Übergabe vereinbart haben, müssen Sie nun die Immobilie vorbereiten. Haus und Wohnung sollten besenrein übergeben werden. Hierfür raten wir am Tag vor der Übergabe Ihre Immobilie gründlich zu säubern. Außerdem: Haben Sie sich im Kaufvertrag darauf geeinigt Mängel, wie Risse und Löcher in der Wand oder Schimmelbefall an der Decke zu beseitigen, sollten Sie sich vorab auch darum kümmern. Hier gilt es also genug Zeit ein zu planen. Räumen Sie außerdem alle Möbel und Einrichtungsgegenstände weg, die vom Käufer nicht übernommen werden.

So bereiten Sie Ihre Immobilie vor:

• Möbel & private Gegenstände entfernen
• Mängel beseitigen
• Außen- und Innenräume reinigen

Auch empfehlen wir ein Übergabeprotokoll anzufertigen. Schauen wir uns das nun genauer an:

Übergabeprotokoll: Definition und Dokumente

Ein Übergabeprotokoll, genauer ein Wohnungsübergabeprotokoll bzw. Hausübergabeprotokoll, fasst den Zustand einer Immobilie zum Zeitpunkt der Übergabe an einen neuen Eigentümer, Vermieter oder Mieter, in aller Kürze zusammen. Die Übergabe ist immer gleich, wichtige Dokumente werden übergeben, natürlich im Original, zum Schluss die Schlüssel.

Übergabeprotokoll: Detailreiches Dokument über den Zustand der Immobilie

Diese Unterlagen, sollen übergeben werden:

• Bauunterlagen wie Bauantrag, Querschnitte, Grundrisse
• Garantieurkunden technischer Einrichtungen
• Wartungsberichte und -verträge
• Versicherungspolicen
• Gebrauchsanleitungen

Auch die Schlüssel zu Terrasse, Balkon & Co. sollten hier eingetragen sein:

Letztlich geht es nur noch darum die Schlüssel zu übergeben:

Schlüsselübergabe: Tipps & Übersicht

Bei Schlüsselübergabe denkt man zuerst natürlich an die Hauptschlüssel für die Eingangstür. Jedoch dürfen hier auch jegliche weitere Schlüssel nicht vergessen werden. Damit hier später keine Uneinigkeit herrscht, müssen Anzahl und Verwendungszweck der übergebenen Schlüssel im Übergabeprotokoll aufgelistet werden. Gibt es keine weiteren Schlüssel, die übergeben werden müssen, sollten Sie auch das vermerken.

Diese Schlüssel sollten Sie übergeben:

• Eingangstür
• Briefkasten
• Kellertür
• Innentüren
• Garagentor
• Gartentor
• Fenster
• Terrassentüren
• Balkontüren
• Gartenhaus
• …

Weiter zu Schritt 17: Notarkosten & Maklerprovision

Der Kaufvertrag ist unterschrieben und die Immobilie übergeben? Dann geht es nur noch darum Notar und Makler zu bezahlen:

• Notarkosten & Maklerprovision

Zurück zu Schritt 15: Grundbucheintrag und Zahlungsabwicklung

Ist der Verkauf nun offiziell beurkundet, muss nur noch der Eintrag im Grundbuch geändert werden und der Kaufpreis auf Ihrem Konto eingehen. Genauere Details zur Abwicklung hier:

• Grundbucheintrag und Zahlungsabwicklung

Apartment handover protocol – content, handover & damage

The apartment handover protocol is an advantage for all parties involved. It records the condition of the rented property and any defects, damage or renovation work. An apartment handover protocol is made both when moving out and when moving in, to protect all parties involved. Especially when it comes to the topic of defects, it often comes to disputes, because the perspectives do not remain neutral. To prevent this, the protocol should record exactly how the condition of the object is to eliminate misunderstandings.

The content – What all belongs in the apartment handover protocol?

In an apartment handover protocol, however, not only defects in the property are recorded, but also important criteria that could later lead to disputes. So that no misunderstandings arise here, there are the most important points that should absolutely appear in the protocol:

• The number of all keys (front door, apartment door, mailbox, cellar, attic, …)
• The functionality of all electrical devices (taps, shower, toilet flush, heaters, … )
• The exact readings on electricity meters, water meters and radiators
• The condition of walls, wallpaper, doors, locks, windows, carpets, tiles and parquet floors
• Watch for mold, especially in the bathroom and on the walls (including wet spots).

In the context of a move-out, however, the handover protocol should also contain other points. For example, promised repairs or renovations on the part of your landlord should be listed. You can also find out from the rental agreement how you have to hand over the apartment. This includes, for example, white painted walls or a broom-clean handover. It is important for you to adhere to these specifications, as otherwise part of the deposit can be withdrawn.

The handover – you should pay attention to this

The problem with handover protocols is that they are neither mandatory nor regulated by law. If your landlord does not make one at the handover and you discover a defect afterwards, you have no proof that it was not caused by you. Therefore, you should not only insist on an apartment handover protocol, but also prepare for it properly. Since a smooth handover is also in the interest of the landlord, it should not be a problem for him to make a handover with protocol. Since planning rarely does any harm, you should therefore give some thought to the implementation in advance and think about a few things.

First of all, it is important that the handover of the apartment takes place in an empty and renovated condition. The landlord should therefore, if possible, have previously carried out the handover with the old tenant or do this together with them, so that he can check whether the landlord has left the apartment as agreed in the lease. If your landlord refuses to carry out a handover with a protocol, you can also carry out the procedure alone with a neutral witness. This way you are on the safe side and in the right. Take a lot of time for the handover to really find all the defects, even if the other party is pushing you. Insist on a thorough handover. If there are any defects, record them with photos and in the protocol. After the inspection is completed, both parties receive a copy of the protocol, which should be signed by both parties. This way all parties have security on their side.

The defects – Which cosmetic repairs you have to take over and which not

Cosmetic repairs are an art in themselves, because nowhere is really recorded, what exactly falls under it. Everyone has a different idea and also in the Civil Code (BGB) is no exact definition. So what does it include and which ones do you have to do and which ones do your landlord have to do? The German Tenants’ Association has tried to come up with a definition and writes on its homepage: “Under cosmetic repairs or renovation is understood everything that has worn out over time in normal living and can usually be renewed with paint, wallpaper and some plaster. This includes: wallpapering walls and ceilings, painting or whitewashing walls and ceilings, painting radiators, including heating pipes, painting doors inside the home, painting the inside of windows, and painting the inside of the door to the home.” In short, according to this definition, everything that the tenant himself has “worn out” falls under the term cosmetic repairs.

The term “cosmetic repairs” does not include things such as the replacement of carpeting, the sanding of parquet floors or the renovation of basements, balconies or terraces. These are all things that are demonstrably not the tenant’s fault. However, the landlord cannot set any deadlines for you. No landlord can force you to paint the entire apartment again after you have already done so in the previous year. But what exactly do you have to do in terms of cosmetic repairs and what is the landlord responsible for?

Cosmetic repairs, which must be taken over by the tenant:

• Painting the doors, windows and apartment door (inside)
• Wallpapering and painting walls and ceilings
• Closing of drill and dowel holes
• Painting the heaters and heating pipes

Cosmetic repairs, which do not have to be taken over by the tenant:

• Painting of terrace, balcony, cellar, utility and common rooms
• Carpet replacement
• Painting of windows and apartment door (outside)
• Sanding and sealing of parquet floors
• Damage demonstrably not caused by the tenant

Defects detected only after the protocol – what you can do

Most defects are obviously visible, but there is always the case that defects are detected too late and therefore do not appear in the protocol. But do not worry, because in the case of serious defects you are not stuck with the costs. You can report these late detected defects to your landlord and they have to be taken over by him. These include, for example, heating that does not work properly, defective pipes, but also mould.

If you find such a serious defect after moving in or after the handover with protocol, you must immediately report this to your landlord and then also grant him a corresponding period of time so that he can have the mark removed. Set your landlord a deadline, which should be sufficient in particularly urgent cases that could be harmful to health, such as mold but may also be shorter. If nothing happens within the specified period on the part of the landlord, you can think about a rent reduction if necessary.

If you notice a minor defect only after the handover report, i.e. so-called marginal damage, the landlord is not obliged to repair it. This includes defects such as a broken tile or a defective towel rail. However, always report this mark to the landlord anyway, otherwise you could be held liable for it.

Rental deposit – amount, transfer and deductions

The rental deposit is a not inconsiderable expense, especially for the tenant, and represents security for the landlord. Since it usually involves large amounts of money, it is important to be precise and avoid disputes. To protect landlord and tenant, there are therefore some rules that you can follow.

Tip 1 Apartment handover protocol – check for defects when moving in

The first step before moving in is to insist on a handover protocol when handing over the apartment. As a rule, there is one anyway, as it ensures security of both parties. In this all lack, which exhibits the object are noted. Take enough time during the handover to have a close look at the property. In this way, you can prevent any defects of the previous tenant from falling back on you, which could later reduce your deposit. Find out more about the handover protocol!

Tip 2 individual accounts – deposit separate from assets

In order to ensure the safety of your money, landlords are legally obliged to invest the rent deposit separately from the other assets (BGH, decision dated 9.6.2015, VIII ZR 324/14). If the deposit is handed over in cash, it is usually invested in a savings book which is created especially for this purpose. Here it is also noted that the deposited sum is only used as security for the lease and cannot be used otherwise by the landlord. This prevents misuse by the landlord and protects you and your money. To have peace of mind, have the landlord provide you with a copy of the account documents. During the tenancy, the landlord is also not allowed to touch your deposit without further ado and use it for other things (BGH, ruling dated 7.5.2014, VIII ZR 234/13).

Tip 3 Installments – Pay the deposit in installments

Some legal facts about the rental deposit that you probably did not know. You are not obliged to hand over the entire rental deposit to the landlord at once, even if the landlord asks you to do so. The law requires that you can pay the deposit in three equal monthly instalments. For this, the first of the three payments must be made at the beginning of the tenancy. The other two instalments are due in the next two months together with the rent payments (§ 551 para. 2 BGB). Also, a landlord may not require a deposit from them that is higher than three months’ rent (Section 551(1) BGB). This method is easier for many than raising the entire deposit amount at once. After paying the deposit, whether in instalments or all at once, insist on a statement of account in any case, as explained in tip 2. This way you are sure that the landlord cannot use your deposit for any other purpose.

Tip 4 Guarantee – deposit not from savings book

Normally, it is common to take the deposit for the landlord from a savings account or separate from the saved. After all, the money is not lost, just not available to you for your rental period. This method has long been the only way to cover the deposit when you move in. However, in recent years it has become established to also consider a rent deposit guarantee, if the money is nevertheless sometimes scarce when moving. For this purpose, there are financial investments that are significantly more attractive for the tenant due to higher interest rates than the variant of the savings book. Our home financing covers all options. These include, for example, call money or deposit accounts at a bank. But also the rent deposit guarantees represent a suitable alternative. With such a deposit, the rental security can be deposited without cash and in return, an annual contribution is due from you. For this variant you need the consent of the landlord, but this variant gives no disadvantages for him, so it should not be a problem.

Tip 5 Deductions – Look for defects

Deductions from the rent deposit are not good for any tenant. But pay attention, because the landlord is not allowed to deduct something from your security deposit for every little blemish when you move out. Thus, only certain defects constitute grounds for keeping the deposit. Generally speaking, normal signs of use cannot be deducted from the security deposit because they are covered by the rent. These include, for example, a small hole in the wall or a small abrasion on the carpet. Defects caused by them, on the other hand, can be deducted from the deposit. This includes, for example, burn holes from cigarettes in the carpet or a blocked drain pipe that got into this condition through improper use. In such cases, the landlord is allowed to deduct the professional repair from your rental deposit and use it for this purpose.

Tip 6 Cosmetic repair – deduction of the deposit

Another reason that can lead to a reduction of the deposit are cosmetic repairs. Here, however, some rules also apply. The cosmetic repairs to which the landlord can oblige the tenant amount to trifles, such as a fresh wall paint when moving out. However, these obligations may not unreasonably disadvantage the tenant or exempt the landlord from maintenance work. These remain the responsibility of the landlord. However, such obligations for cosmetic repairs are only permissible if they are expressly mentioned in the lease. If they are not, compliance can also not lead to a deduction of the deposit! When moving out, therefore, orientate yourself on your rental contract and comply with the specified cosmetic repairs in order to avoid a reduction of the deposit.

Tip 7 Repayment – handover protocol when moving out

If the tenancy has ended, you should hand over the rented property in the “agreed” condition. If cosmetic repairs have been agreed in the tenancy agreement, you should carry them out. If damage has occurred during the rental period that is attributable to you, you should repair it. It is best to hand over the apartment in the same condition as you received it so as not to jeopardise the repayment of the entire rental deposit.

Do not forget the handover protocol when you move out, so that the landlord cannot hold you responsible for damages afterwards. Both parties should sign and receive a copy of the protocol and thus document the condition of the rental property. After the protocol and the handover has taken place and all existing or non-existing defects have been documented, there is nothing to prevent the payment of your deposit, which, if you have done everything correctly, should be credited in full to your account.

Tip 8 End of the guarantee – repayment of the rent deposit

Disputes also often arise over the repayment of the rent deposit. The landlord has the right to a so-called inspection and consideration period, which he can claim. This means that he can retain the rental deposit to inspect the rental property for defects and faults before returning the deposit. This period can last up to six months, which can cause problems for the tenant. However, if the two parties agree at the time of transfer that there are no defects or outstanding debts, the deposit must be returned quickly. According to case law, this is assumed to be within a few days. In this case, the tenant receives the entire deposit plus interest. However, the landlord also has another right here. He can retain a small part of the rent deposit even after the end of the tenancy for a still outstanding service charge account.