Authored by the expert who managed and guided the team behind the Germany Property Pack
Everything you need to know before buying real estate is included in our Germany Property Pack
Hausgeld is a mandatory monthly payment for apartment and condominium owners in Germany that covers shared building costs and maintenance.
This fee directly impacts your monthly ownership expenses and varies significantly based on building age, location, and amenities. Understanding Hausgeld is crucial before purchasing any residential property in Germany, as it represents a permanent cost that can increase over time and affects your overall investment returns.
If you want to go deeper, you can check our pack of documents related to the real estate market in Germany, based on reliable facts and data, not opinions or rumors.
Hausgeld in Germany ranges from €2.50 to €4.00 per square meter monthly and covers operating costs, maintenance reserves, insurance, and management fees for shared building areas.
Property owners must budget for annual increases and potential special assessments, as Hausgeld varies widely based on building characteristics and is determined collectively by owners at annual meetings.
| Hausgeld Component | Typical Coverage | Monthly Cost Range |
|---|---|---|
| Operating Costs | Water, heating, waste disposal, electricity for common areas | €1.50-€2.50 per sqm |
| Maintenance Reserve | Future repairs and renovations fund | €0.50-€1.00 per sqm |
| Insurance & Management | Building insurance, property management fees | €0.50-€0.80 per sqm |
| Additional Services | Caretaker, groundskeeping, elevator maintenance | €0.30-€0.70 per sqm |
| Total Typical Range | All components combined | €2.50-€4.00 per sqm |
| Luxury Buildings | Premium amenities and services | €4.00-€6.00+ per sqm |
| Older Buildings | Higher maintenance needs | €3.50-€5.50 per sqm |
What is Hausgeld in Germany and why is it important for property owners?
Hausgeld is a mandatory monthly payment that all owners of condominiums and apartments in shared buildings must pay to cover the operating, maintenance, and administrative costs of common areas and shared services.
This fee is essential because it ensures the proper upkeep and functioning of shared facilities like elevators, heating systems, common hallways, and building exteriors. Without Hausgeld, buildings would deteriorate rapidly, affecting both property values and living quality.
Property owners cannot opt out of Hausgeld payments as they are legally bound by the condominium ownership agreement (Teilungserklärung). The fee directly impacts your monthly ownership costs and affects the overall return on investment for rental properties.
As of September 2025, Hausgeld represents one of the most significant ongoing costs of apartment ownership in Germany, often ranging from €200 to €800 monthly for typical apartments depending on size and building characteristics.
Understanding Hausgeld before purchasing is crucial as it affects mortgage affordability calculations and long-term investment viability in the German residential property market.
How is Hausgeld calculated in Germany?
Hausgeld is calculated annually by the property management company (Hausverwaltung) based on the building's economic plan (Wirtschaftsplan) and each unit's ownership share (Miteigentumsanteil).
The calculation starts with the total expected annual costs for the building, including operating expenses, maintenance reserves, insurance, and management fees. This total amount is then divided among all units based on their ownership percentage, which is typically determined by apartment size relative to the total building area.
For example, if you own an 80-square-meter apartment in a building with 2,000 total square meters, you would own 4% of the building and pay 4% of all Hausgeld costs. The property management then divides your annual share by 12 to determine your monthly payment.
Most buildings calculate Hausgeld on a per-square-meter basis, with rates typically ranging from €2.50 to €4.00 per square meter monthly in major German cities as of September 2025.
It's something we develop in our Germany property pack.
What exactly does Hausgeld cover in Germany?
| Cost Category | Specific Services Included | Typical Frequency |
|---|---|---|
| Operating Costs | Water, heating, waste disposal, electricity for common areas, elevator operation | Monthly |
| Maintenance Reserve | Future roof repairs, facade renovations, elevator replacements, major systems upgrades | Annual contribution |
| Building Insurance | Fire, storm, liability insurance for common property and shared areas | Annual premium |
| Property Management | Administrative services, bookkeeping, coordination of repairs, owner meeting organization | Monthly fee |
| Caretaker Services | Cleaning of stairwells, courtyard maintenance, snow removal, basic security | Weekly/bi-weekly |
| Professional Services | Elevator maintenance contracts, heating system servicing, safety inspections | Annual contracts |
| Utilities for Common Areas | Lighting in hallways, basement areas, parking garages, garden irrigation | Monthly consumption |
Is Hausgeld the same across all properties in Germany or does it vary?
Hausgeld varies significantly across different properties in Germany and is never the same between buildings, even in the same neighborhood.
New buildings typically have lower Hausgeld costs ranging from €2.00 to €3.00 per square meter monthly because they require minimal immediate maintenance and have modern, energy-efficient systems. Older buildings, particularly those built before 1990, often have higher costs ranging from €3.50 to €5.50 per square meter due to aging infrastructure and higher energy consumption.
Luxury buildings with premium amenities like concierge services, swimming pools, or underground parking can charge €4.00 to €6.00 per square meter or more. Buildings in expensive areas like Munich's city center or Berlin's Mitte district generally have higher Hausgeld than similar properties in smaller cities or suburban areas.
The size of the building also affects costs - smaller buildings with fewer units often have higher per-unit costs because fixed expenses like management fees and insurance are shared among fewer owners.
Regional differences are substantial, with major cities typically seeing higher Hausgeld than rural areas due to higher service costs and more stringent maintenance standards.
How do I find out how much Hausgeld I will need to pay for a specific property?
- Check the property listing - All real estate advertisements must disclose the current monthly Hausgeld amount and provide a breakdown of what it covers.
- Request the annual economic plan (Wirtschaftsplan) - This document shows the projected costs for the current year and how Hausgeld was calculated.
- Review the latest annual statement (Jahresabrechnung) - This shows actual costs from the previous year and any surplus or additional charges.
- Obtain recent owner meeting minutes - These reveal any planned major expenses or changes that could affect future Hausgeld amounts.
- Ask for a three-year cost history - This helps identify trends and whether costs are increasing rapidly.
Don't lose money on your property in Germany
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
Are there any ways to reduce the Hausgeld costs in Germany?
Property owners can potentially reduce Hausgeld costs through collective action at annual owner meetings (Eigentümerversammlung), though individual owners have limited direct control.
Energy efficiency improvements like building insulation, modern heating systems, or LED lighting can reduce operating costs over time. Owners can propose these investments at meetings, though they require majority approval and initial capital expenditure.
Changing service providers for cleaning, security, or maintenance can yield savings if current contracts are expensive. Owners can research alternatives and present cost comparisons at meetings to demonstrate potential savings.
Reducing optional services like extensive landscaping, premium cleaning frequencies, or luxury amenities can lower costs, but these decisions require consensus among all owners.
It's something we develop in our Germany property pack.
Who determines the Hausgeld amount in Germany, and how often does it change?
The Hausgeld amount is determined collectively by all property owners at the annual general meeting (Eigentümerversammlung), typically held once per year between October and December.
The property management company (Hausverwaltung) prepares the annual economic plan (Wirtschaftsplan) showing projected costs for the coming year, but owners must vote to approve this budget. A simple majority of ownership shares is required to pass the budget.
Hausgeld changes annually based on the approved economic plan, but additional special assessments (Sonderumlagen) can be imposed during the year for unexpected major repairs or improvements. These require separate owner approval unless they're emergency repairs under €5,000.
The property management implements the approved budget and collects monthly payments, providing quarterly or annual reports on actual costs versus projections.
If actual costs exceed the budget significantly, owners may face additional charges at year-end, while cost savings typically result in lower Hausgeld the following year.
What happens if I don't pay my Hausgeld on time?
Late Hausgeld payments trigger an escalating series of consequences that can ultimately result in forced sale of your property.
Initial late payments result in reminder fees and interest charges, typically 5-8% annually on overdue amounts. The property management will send formal payment demands and may charge administrative fees for each reminder.
Continued non-payment leads to loss of voting rights at owner meetings, preventing you from participating in important building decisions that affect your property's value and maintenance.
After several months of non-payment, the owners' association can initiate legal proceedings, including placing a lien on your property and potentially forcing a sale through foreclosure proceedings to recover unpaid amounts plus legal costs.
The German legal system strongly protects the rights of owners' associations to collect Hausgeld, making successful defense against such actions extremely difficult.
Can Hausgeld increase significantly over time, and what factors cause that?
Hausgeld can increase substantially over time, with annual increases of 3-7% being common in German residential buildings as of September 2025.
Major renovation projects represent the largest cause of Hausgeld increases, as building modernization requirements under German energy efficiency laws often require significant investment. Facade renovations, roof replacements, or heating system upgrades can add €50-200 monthly per apartment for several years.
Rising energy costs directly impact Hausgeld since heating and electricity for common areas constitute major expense categories. Energy price increases of 20-30% in recent years have significantly affected building operating costs across Germany.
Aging building infrastructure naturally increases maintenance costs over time, with buildings over 30 years old typically seeing accelerating Hausgeld increases as elevators, plumbing, and electrical systems require more frequent repairs and eventual replacement.
Changes in local regulations or safety requirements can force additional expenses, such as fire safety upgrades or accessibility improvements mandated by German law.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Germany versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
Is Hausgeld tax-deductible in Germany?
Certain components of Hausgeld are tax-deductible for owner-occupied properties in Germany, but the rules are specific and limited.
Household-related services within Hausgeld, such as cleaning of common areas, caretaker services, and minor maintenance work, are deductible up to 20% of eligible costs with a maximum annual deduction of €4,000 per household as of September 2025.
The maintenance reserve contributions and administrative costs within Hausgeld are not tax-deductible for owner-occupied properties, as they're considered capital improvements rather than operating expenses.
For rental properties, owners can deduct the entire Hausgeld amount as operating expenses against rental income, making it fully tax-deductible as a business expense.
Property owners must keep detailed records and receipts from the property management showing the breakdown of Hausgeld components to claim eligible deductions accurately.
What's the difference between Hausgeld and other property fees like maintenance fees in Germany?
Hausgeld is a comprehensive monthly payment that bundles together multiple cost categories, while other property fees are typically separate and more specific charges.
Nebenkosten (utility costs) are separate from Hausgeld and cover individual apartment usage of water, heating, and electricity, often paid by tenants rather than owners. Hausgeld covers only shared building utilities and common area costs.
Maintenance fees, when mentioned separately, usually refer specifically to the reserve fund portion of Hausgeld that builds money for future major repairs. However, most German buildings include this reserve contribution within the overall Hausgeld payment.
Property taxes (Grundsteuer) are separate municipal charges paid directly to local government and are not included in Hausgeld calculations, though they're part of overall ownership costs.
It's something we develop in our Germany property pack.
How do I factor Hausgeld into my overall budget when buying a property in Germany?
Include Hausgeld as a permanent monthly expense equal to utilities when calculating affordability, as German lenders consider it part of your fixed housing costs for mortgage approval.
Budget for annual Hausgeld increases of at least 3-5% when projecting long-term ownership costs, as inflation and aging building infrastructure drive consistent cost growth in the German residential market.
For investment properties, subtract the full monthly Hausgeld amount from rental income before calculating net yield, as this cost significantly impacts investment returns and cash flow projections.
Reserve additional funds for potential special assessments (Sonderumlagen) of €1,000-5,000 annually, particularly for buildings over 20 years old that may require unexpected major repairs or mandatory upgrades.
Consider buildings with lower Hausgeld when comparing similar properties, as the monthly savings compound significantly over years of ownership and improve overall investment performance in Germany's residential property market.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Hausgeld represents a significant ongoing cost for apartment owners in Germany that directly affects both investment returns and monthly affordability.
Understanding the calculation, components, and variation of Hausgeld across different property types is essential for making informed purchasing decisions in the German residential market.
Sources
- Urbyo - Maintenance Costs
- Dominart Invest - Hausgeld Costs
- The Local - Homeowner Costs in Germany
- InvestRopa - Berlin Apartment Maintenance Fees
- Hypofriend - Buying Property Germany
- Kuhlen Berlin - Condominium Fees
- Germanpedia - Property Assessment Germany
- German Taxes - Household Services Deduction