GermanyWhat happens to my apartment if the landlord sells it?
Nothing changes for you—the lease continues unchanged with the new owner, who steps into the landlord’s legal position. Your rights and obligations remain exactly the same.
What the Law Says
German law strongly protects tenants when their apartment is sold. The principle is simple and powerful: 'Kauf bricht nicht Miete' — 'Sale does not break the lease.' This means the sale of the property has no effect on your tenancy agreement.
Under BGB § 566(1), as soon as the apartment is sold and ownership transfers to a new person (the 'Erwerber'), that new owner automatically steps into the shoes of the old landlord. They inherit all rights — like collecting rent — and all duties — like maintaining the apartment — that arise from your existing lease.
This rule applies regardless of whether the lease is fixed-term or indefinite, verbal or written (though written leases are strongly recommended). It even applies if the new owner didn’t know about the lease beforehand — ignorance is not a defense.
BGB § 566(2) adds an important safety net: if the new owner fails to meet their obligations (e.g., doesn’t repair a broken heater), the original landlord remains liable — like a guarantor who waived the right to demand the tenant sue the new owner first. But this liability ends if the original landlord informs you of the sale *and* you don’t terminate the lease at the very first date legally permitted (e.g., the next regular termination date under § 573c BGB).
Statutory TextWird der vermietete Wohnraum nach der Überlassung an den Mieter von dem Vermieter an einen Dritten veräußert, so tritt der Erwerber anstelle des Vermieters in die sich während der Dauer seines Eigentums aus dem Mietverhältnis ergebenden Rechte und Pflichten ein.
— BGB § 566(1) — German Civil Code
Statutory TextErfüllt der Erwerber die Pflichten nicht, so haftet der Vermieter für den von dem Erwerber zu ersetzenden Schaden wie ein Bürge, der auf die Einrede der Vorausklage verzichtet hat. Erlangt der Mieter von dem Übergang des Eigentums durch Mitteilung des Vermieters Kenntnis, so wird der Vermieter von der Haftung befreit, wenn nicht der Mieter das Mietverhältnis zum ersten Termin kündigt, zu dem die Kündigung zulässig ist.
— BGB § 566(2) — German Civil Code
What Courts Have Said
German courts consistently uphold the tenant-protective principle of § 566 — but have also clarified its boundaries in specific corporate scenarios.
The court ruled that a tenant’s statutory right of first refusal (under § 577 BGB) still applies even when a rental property is transferred between two commercial partnerships within the same corporate group — especially if both partnerships share identical partners. This shows courts interpret 'sale' broadly to prevent landlords from bypassing tenant protections through formal restructuring.
What to Do
Confirm in writing that you’ve been notified of the ownership change — keep a copy of any letter or email from the old landlord naming the new owner.
Continue paying rent to the new owner (not the old one) — but only after receiving official written notice with bank details and confirmation of the transfer.
If the new owner refuses repairs or violates your lease, assert your rights immediately — and consider whether terminating at the next lawful date would release the original landlord from liability under § 566(2).
Sources
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US-CaliforniaNot legal advice. This article is general information based on publicly available sources, written for educational purposes. Laws change and individual situations vary. Consult a licensed attorney in your jurisdiction before acting on anything you read here. Last reviewed: June 2026.