Void index-linked tenancy agreements ("Indexmietverträge")

Did you sign a rental contract with GMRE?

And does your GMRE rental contract contain one of the following passages?

"§ 2 Miete
Nach Ablauf der Staffelmietvereinbarung ist der Vermieter berechtigt, die Nettomiete nach Maßgabe des § 557 b BGB (Indexmiete) anzupassen. Er wird das Verlangen schriftlich erklären. Die Basis für das Verlangen bildet die Änderung des vom Statistischen Bundesamt veröffentlichten Lebenshaltungskostenindex aller privaten Haushalte in Deutschland (Basis 20xx = 100 Punkte)."

[§ 2 Rent
Upon expiry of the graduated rent agreement ("Staffelmietvereinbarung"), the landlord is entitled to adjust the net rent ("Nettomiete") in accordance with § 557 of the German Civil Code (BGB) ("Indexmiete" or index-linked rent). The landlord must make the request in writing. The basis for the request is the change in the cost of living index ("Lebenshaltungskostenindex") for all private households in Germany published by the Federal Statistical Office ("Statistisches Bundesamt") (base 20xx = 100 points).]

or

"Der Vermieter ist berechtigt, die Nettomiete nach Maßgabe des § 557 b BGB (Indexmiete) anzupassen. Er wird das Verlangen schriftlich erklären. Die Basis für das Verlangen bildet die Änderung des vom Statistischen Bundesamt veröffentlichten Lebenshaltungskostenindex aller privaten Haushalte in Deutschland (Basis 20xx = 100 Punkte)."

[The landlord is entitled to adjust the net rent ("Nettomiete") in accordance with § 557 of the German Civil Code (BGB) ("Indexmiete" or index-linked rent). The landlord must make the request in writing. The basis for the request is the change in the cost of living index ("Lebenshaltungskostenindex") for all private households in Germany published by the Federal Statistical Office ("Statistisches Bundesamt") (base 20xx = 100 points).]

Important: This so-called "Indexklausel" (index clause) is void!

Therefore, rent increase demands by Heimstaden under § 557b BGB that refer to such an index clause in old GMRE contracts are void and do not have to be paid. Tenants can demand a refund from Heimstaden for rent increases already paid under this index clause.

What to do?

Submit a written objection ("Widerspruch") to the rent increase, stating the following reason: "Die Indexklausel ist wegen der einseitig dem Vermieter vorbehaltenen Anpassung ungültig." (The index clause is void because the right to changes in rent is reserved solely for the landlord.)

Demand a refund ("Rückerstattung") of any rent increases already paid! For example, "Ich fordere Sie zur Rückzahlung aller von mir gemäß dieser ungültigen Indexklausel gezahlten Mieterhöhungen binnen 14 Tagen auf mein Konto xxxx auf!" (I demand that you refund all rent increases paid in accordance with this void index clause to my account xxxx within 14 days!)

Calculate the amount and state it in your claim for reimbursement.

Inform your neighbours, even if they have already moved out. If they also have or have had such a rental contract, they are also entitled to reimbursement of rent increases already paid.

Do not sign anything from Heimstaden before a lawyer has looked at it!

BEWARE!

Heimstaden is trying to sneak valid index clauses into contracts in the form of contractual addendums ("Vertragsnachsätze"). Heimstaden has no right to do this, so: DO NOT SIGN!

This is because if the index clause is void, the tenancy agreement is automatically converted to a standard tenancy agreement in accordance with § 558 of the BGB, and index-linked rent increases no longer have to be paid. If a valid index clause is signed at a later date, it will apply.

Advantages of a standard tenancy agreement in accordance with § 558 BGB:

  • Rent increases may not exceed the local reference rent ("ortsübliche Vergleichsmiete") according to § 558 BGB. In Berlin, this is usually determined by the rent index ("Mietspiegel").
  • The net rent excluding service charges ("Kaltmiete") may be increased by a maximum of 15% in the space of 3 years. There must be at least 15 months between two rent increases.
  • As tenants, we are entitled to refuse rent increases in accordance with § 558 BGB, i.e. the rent cannot be increased without our consent, unless we are ordered to agree to the increase following a court ruling.
  • If the rent increase exceeds the local comparative rent, we are not obliged to agree to it.
  • We can apply the so-called rent brake ("Mietpreisbremse") in cases of excessive starting rents. (Contracts from May 2015 onwards)
  • If we refuse to give our consent, the rent increase request in accordance with § 558 BGB will not result in any rent arrears ("Mietschulden") until we are ordered by the court to give our consent. (Then pay quickly!)
  • If Heimstaden fails to bring court proceedings within the first three months after the rent increase takes effect, the rent increase will lapse. (From experience, Heimstaden has been unable to take cases to court within this period. Should you have renters' legal protection insurance ("Mietrechtsschutzversicherung"), it will cover the costs of any legal action.)

If you have any questions, please seek legal advice ("Mietrechtsberatung").