Organising a Wohnungsbesichtigung: what landlords are allowed to do
How to plan a Wohnungsbesichtigung (flat viewing) for a sale or a new letting, and how many viewings the tenant has to allow.
When you are selling or re-letting the flat, the tenant has to allow viewings if you announce them in good time. As a rule, 1 to 3 viewings a month of 30 to 45 minutes each are reasonable.
What are the rules for viewings?
Your right to hold viewings comes from good faith, not from owning the flat. So keep to these rules.
- 1
Give a specific reason
Tell the tenant the reason in writing: a sale or a new letting.
- 2
Give notice in good time
Announce a viewing at least 24 hours ahead, or three to four days ahead for tenants who work.
- 3
1 to 3 viewings a month
Group the people who are interested into a few viewings a month.
- 4
Keep each viewing short
A viewing can usually last 30 to 45 minutes.
- 5
Weekdays at normal hours
Hold viewings on weekdays. For tenants who work, the early evening suits, around 7 to 8 pm.
- 6
No right to a key
Neither you nor an agent has a right to a key from the tenant.
Why this matters
The tenant's duty to allow viewings comes from good faith under § 242 BGB. The duty only applies if you have a specific reason and give reasonable notice. The tenant's interests always have to be weighed as well.
General information, not legal advice.
Frequently asked questions
How many viewings a month are reasonable?
There is no fixed limit, but courts consider about one to three viewings a month reasonable. The LG Frankfurt accepted three a month of 30 to 45 minutes each. The AG Hamburg accepted one a month with four days' notice.
Can I hold a viewing without the tenant?
No, you are not allowed to hold viewings without the tenant or with your own spare key. Neither you nor an agent has a right to a key from the tenant.
How much notice do I have to give for a viewing?
Under court rulings, you have to give at least 24 hours' notice, three to four days for tenants who work and one to two weeks for larger sale or letting campaigns. You have to take the tenant's wishes on dates into account.
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