Housing
Kaltmiete vs Warmmiete: what's the difference on a German lease?
Quick answer
Kaltmiete ("cold rent") is the base rent for the apartment itself — four walls, no utilities. Warmmiete ("warm rent") is Kaltmiete plus Nebenkosten (operating costs) plus heating, and it is the number that actually leaves your bank account every month. German listings almost always advertise the Kaltmiete, so a €1,200 apartment can easily cost €1,750 warm. Always compare apartments warm-to-warm, never cold-to-cold.
| Kaltmiete (cold rent) | Warmmiete (warm rent) | |
|---|---|---|
| What it covers | The apartment only — no utilities | Kaltmiete + Nebenkosten + heating |
| What listings quote | Usually this one | Rarely advertised |
| Includes water, trash, building upkeep | No | Yes (inside Nebenkosten) |
| Includes heating | No | Usually yes, as a separate line |
| Includes electricity | No | No — always a separate contract |
| Includes internet | No | No — always a separate contract |
| Reconciled once a year | — | Yes, via the Nebenkostenabrechnung |
| Used for the Kaution cap | Yes — 3 months of Kaltmiete (BGB §551) | No |
What Nebenkosten actually covers
Nebenkosten (operating costs) are itemised in the lease and are capped by law to a fixed catalogue — the Betriebskostenverordnung (BetrKV). A landlord cannot invent new ones.
Typically included: water and sewage, trash collection, building cleaning, hallway and stairwell lighting, snow removal, gardening, elevator maintenance, building insurance, and Grundsteuer (property tax, legally passed to the tenant).
Never included, no matter what the lease says: electricity and internet — you sign those contracts yourself with a provider of your choice. Rundfunkbeitrag (the public broadcasting fee) is also separate, and SOFA-status families are exempt from it.
How to read a listing without getting caught
German property listings quote the Kaltmiete because it makes the apartment look cheaper. Two apartments advertised at the same cold rent can differ by €300 a month once you add heating.
Rule of thumb: if a listing only gives you the Kaltmiete, add 20–35% to estimate the warm figure. The cheap-looking apartment is often the expensive one — old buildings with single-pane windows and poor insulation carry the heaviest Heizkosten.
€1,200 Kaltmiete + €350 Nebenkosten + €200 Heizkosten = €1,750 Warmmiete. That is the number to compare, and the number to budget against.
The annual reconciliation — and your two 12-month clocks
Your Nebenkosten and Heizkosten payments are only prepayments. Once a year the landlord reconciles them against real consumption and you either owe money or get a refund.
BGB §556 Abs. 3 sets two deadlines, and both run twelve months:
- The landlord must deliver the statement by the end of the twelfth month after the billing period ends. Miss it, and they lose the right to claim any back-payment — unless the delay genuinely was not their fault. • You must raise objections by the end of the twelfth month after you receive the statement. Miss it, and the bill stands.
BGB §556 Abs. 4 also gives you the right to inspect the underlying receipts on request. Use it before you pay a bill that looks wrong.
Source BGB §556 (Vereinbarungen über Betriebskosten), Betriebskostenverordnung (BetrKV).
Frequently asked
- Which figure does the Kaution get calculated from?
- Kaltmiete. Under BGB §551 the deposit is capped at three months' rent excluding operating costs, and you are entitled to pay it in three monthly installments.
- Is electricity part of the Warmmiete?
- No. Electricity is always a separate contract with a provider you choose yourself, and it is never inside Nebenkosten. The same goes for internet.
- Why does my Warmmiete change every year?
- Because the Nebenkosten and Heizkosten lines are only estimated prepayments. After the annual reconciliation the landlord may adjust your monthly prepayment up or down to match real consumption.
- The listing says 'warm' — does that mean everything is covered?
- No. 'Warm' means the operating costs and usually heating are folded in. Electricity, internet and the Rundfunkbeitrag are still yours to arrange and pay separately.
Verified 2026-08-30 · Boris is an independent project, not affiliated with the DoD.
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