GermanyWhat Is Personal-Use Eviction (Eigenbedarf)?
Personal-use eviction (Eigenbedarf) in Germany lets a landlord terminate your lease if they or their close family need the apartment to live in—but you can object if it causes undue hardship, such as no affordable replacement housing.
What the Law Says
In Germany, a landlord cannot simply end a tenancy whenever they want—even with proper notice. They must show a 'legitimate interest' (berechtigtes Interesse), and one common reason is personal use (Eigenbedarf). But tenants have strong legal tools to challenge such evictions, especially when moving would cause serious hardship.
Under BGB § 573(2) No. 2, a landlord may terminate a lease if they need the apartment for themselves, their spouse, children, parents, or other close family members living in their household. This is called Eigenbedarf — literally 'own need'. The law does not require the landlord to prove urgency or emergency, but they must show genuine, concrete plans to move in — not just vague future intentions.
However, BGB § 574 gives tenants a powerful countermeasure: the right to object (Widerspruch) if eviction would cause 'hardship' (Härte) that outweighs the landlord’s interest. Hardship exists not only if moving harms your health or family stability, but also — crucially — if you cannot find suitable replacement housing at reasonable rent and location ('angemessener Ersatzwohnraum zu zumutbaren Bedingungen').
The landlord must list their reasons for termination clearly in the notice letter (BGB § 573(3)). Courts will ignore any new reasons raised later — unless those reasons truly arose after the notice was sent. And any contract clause trying to waive your rights under §§ 573 or 574 is automatically invalid (BGB §§ 573(4), 574(4)).
Statutory TextDer Vermieter kann nur kündigen, wenn er ein berechtigtes Interesse an der Beendigung des Mietverhältnisses hat. Die Kündigung zum Zwecke der Mieterhöhung ist ausgeschlossen.
— BGB § 573(1) — German Civil Code
Statutory TextEin berechtigtes Interesse des Vermieters an der Beendigung des Mietverhältnisses liegt insbesondere vor, wenn [...] 2. der Vermieter die Räume als Wohnung für sich, seine Familienangehörigen oder Angehörige seines Haushalts benötigt (Eigenbedarf)
— BGB § 573(2) No. 2 — German Civil Code
Statutory TextDer Mieter kann der Kündigung des Vermieters widersprechen und von ihm die Fortsetzung des Mietverhältnisses verlangen, wenn die Beendigung des Mietverhältnisses für den Mieter, seine Familie oder einen anderen Angehörigen seines Haushalts eine Härte bedeuten würde, die auch unter Würdigung der berechtigten Interessen des Vermieters nicht zu rechtfertigen ist.
— BGB § 574(1) — German Civil Code
Statutory TextEine Härte liegt auch vor, wenn angemessener Ersatzwohnraum zu zumutbaren Bedingungen nicht beschafft werden kann.
— BGB § 574(2) — German Civil Code
What Courts Have Said
German courts closely examine whether a landlord’s claim of personal use is real — and whether the tenant’s hardship is serious enough to block eviction. Recent rulings clarify key boundaries, especially for older leases and sales-related evictions.
The court ruled that announcing personal use just before selling the apartment — even during renovation — may undermine credibility; if the unit is sold to a third party (including a commercial entity), the tenant’s statutory right of first refusal under § 577 BGB applies, casting doubt on the genuineness of Eigenbedarf.
The court confirmed that even indefinite leases from GDR times can be terminated for Eigenbedarf under current BGB rules — but only if the landlord meets all statutory requirements, including proving actual need and giving proper notice; contractual restrictions from the GDR era do not override modern hardship protections.
What to Do
Review the termination letter carefully: Does it name a specific person needing the apartment (e.g., 'my adult daughter') and give realistic timing? If reasons are vague ('future plans') or missing, the notice may be invalid.
Gather evidence of hardship: Document your search for replacement housing (saved listings, rejection letters), medical or school needs, length of residence, and financial constraints — especially if rents in your area have surged.
File a formal written objection (Widerspruch) within two weeks of receiving the notice — ideally by registered mail — citing BGB § 574 and explaining why eviction would cause hardship.
If the landlord sues for eviction (Räumungsklage), respond in court with evidence and consider requesting a hearing to assess proportionality — judges weigh both sides’ interests under § 574(1).
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Not 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.