A tenant pays their outstanding rent, but the landlord still demands that they leave the property. Is this legal?<\/b> In its ruling of 30 September 2026 (Case No. VIII ZR 21\/26), the German Federal Court of Justice (BGH) confirmed that paying rent arrears does not always prevent the termination of a tenancy.<\/p>\n
The key question is which type of termination the landlord has issued.<\/p>\n
Rent Paid, but the Landlord Still Demands Eviction<\/b><\/p>\n
The case concerned a tenant in Berlin who had failed to pay rent for January and February 2024.<\/p>\n
The landlord responded by terminating the tenancy without notice (fristlose K\u00fcndigung<\/i>) and, alternatively, by issuing an ordinary termination with notice (ordentliche K\u00fcndigung<\/i>).<\/p>\n
Shortly after receiving the termination notice, the tenant paid most of the outstanding rent. However, the landlord maintained the termination and demanded that the tenant vacate the apartment.<\/p>\n
The Berlin Regional Court initially ruled in favour of the tenant. The Federal Court of Justice subsequently overturned that decision and referred the case back for further examination.<\/p>\n
Why Is Paying the Outstanding Rent Not Always Enough?<\/b><\/p>\n
German tenancy law distinguishes between two types of termination.<\/p>\n
Termination without notice (fristlose K\u00fcndigung)<\/b><\/b><\/p>\n
If a landlord terminates a tenancy due to unpaid rent, the tenant may, under certain conditions, prevent the termination from taking effect by paying the outstanding amount within a statutory grace period.<\/p>\n
Under Section 569(3)(2) of the German Civil Code (BGB), this period generally extends to two months after the eviction claim becomes legally pending before the court.<\/p>\n
However, certain restrictions apply, particularly where the tenant has repeatedly failed to meet their payment obligations.<\/p>\n
Ordinary termination with notice (ordentliche K\u00fcndigung)<\/b><\/b><\/p>\n
The situation is different when the landlord issues an ordinary termination.<\/p>\n
Under Section 573(2)(1) BGB, a landlord may terminate a tenancy if the tenant has seriously and culpably breached their contractual obligations.<\/p>\n
In such cases, paying the outstanding rent after receiving the termination notice does not automatically invalidate the termination.<\/p>\n
The Federal Court of Justice reaffirmed this distinction in its latest ruling.<\/p>\n
What Does This Mean for Tenants in Germany?<\/b><\/p>\n
Many tenants believe that paying their outstanding rent will automatically resolve a dispute with their landlord.<\/p>\n
Unfortunately, this is not always the case.<\/p>\n
The situation becomes particularly serious when a landlord issues both an immediate termination and an alternative ordinary termination.<\/p>\n
Even if the immediate termination becomes ineffective following payment, the ordinary termination may remain valid.<\/p>\n
However, not every late rent payment gives a landlord the right to terminate a tenancy.<\/p>\n
Whether an ordinary termination is legally justified depends on the circumstances, including the amount owed, the duration of the delay and whether the tenant was responsible for the breach.<\/p>\n
Are Changes to German Tenancy Law Planned?<\/b><\/p>\n
The German government has proposed changes intended to strengthen tenant protection in cases involving rent arrears.<\/p>\n
Under the proposed reform, payment within the statutory grace period (Schonfristzahlung<\/i>) could, in certain circumstances, also affect the validity of an ordinary termination.<\/p>\n
However, the Federal Court of Justice made it clear that proposed legislation does not change the law currently in force.<\/p>\n
Until any new provisions take effect, the existing legal framework continues to apply.<\/p>\n
Received a Termination Notice for Unpaid Rent? What Should You Do?<\/b><\/p>\n
Tenants who receive a termination notice because of rent arrears should act promptly.<\/p>\n
Paying the outstanding amount may be an important step, but it does not necessarily guarantee that the tenancy will continue.<\/p>\n
It is essential to examine whether the termination meets the legal requirements, whether the outstanding rent provides sufficient grounds for termination and whether the landlord’s claim can be challenged.<\/p>\n
Landlords should also ensure that all statutory requirements are satisfied before terminating a tenancy.<\/p>\n
Seeking legal advice at an early stage can help protect your rights and avoid unnecessary legal disputes and additional costs.<\/b><\/b><\/p>","protected":false},"excerpt":{"rendered":"
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