Skip to main content

Finding a Permanent Apartment (Unbefristeter Mietvertrag)

Overview

Finding a permanent, unlimited rental contract (unbefristeter Mietvertrag) in Berlin is the hardest part of moving here. The market is extremely competitive — expect 50-200+ applicants per apartment. But it IS doable with preparation and persistence.

Key Terms to Know

German TermMeaning
Unbefristeter MietvertragUnlimited/permanent rental contract — what you want
Befristeter MietvertragFixed-term contract (ends on a specific date)
Kaltmiete"Cold rent" — base rent without utilities
Warmmiete"Warm rent" — including heating and building costs (but usually NOT electricity/internet)
NebenkostenAdditional costs (heating, water, building maintenance)
KautionSecurity deposit — maximum 3 months Kaltmiete by law
ProvisionAgent/broker fee — paid by the LANDLORD since 2015 (Bestellerprinzip)
WBSWohnberechtigungsschein — certificate for subsidized housing
PlatformTypeTips
ImmobilienScout24Main portalThe #1 platform. Premium membership (ImmobilienScout24 Plus, ~€30/month) gives you an advantage — your applications are seen first. Worth it.
WG-GesuchtWGs and subletsBest for shared apartments (WG = Wohngemeinschaft)
ImmoweltPortalSecond-largest after ImmobilienScout24
KleinanzeigenClassifiedsMore private landlords, less competition sometimes
degewo, Gewobag, Howoge, Stadt und Land, WBM, GesobauPublic housing companiesState-owned, fair process, no discrimination. Apply on their websites. Waitlists can be long but they are the most reliable option.

Required Documents (Bewerbungsmappe)

Have these ready BEFORE you start looking. Landlords expect a complete application folder:

  1. Schufa-Auskunft (credit report) — Order from meineschufa.de. As a newcomer, you may not have a Schufa yet — see below.
  2. Mietschuldenfreiheitsbescheinigung — Letter from your previous landlord confirming no rental debt. If you are new to Germany, a letter from your previous landlord abroad (in English is fine) or a statutory declaration (Eidesstattliche Erklärung) works.
  3. Gehaltsnachweise — Last 3 payslips (Gehaltsabrechnungen). The rule of thumb: your income should be 3x the Warmmiete.
  4. Employment contract (Arbeitsvertrag) — Ideally unbefristet (permanent). A befristeter (fixed-term) contract makes it harder.
  5. Personal ID / passport + visa
  6. Selbstauskunft — Tenant self-disclosure form (the landlord provides this)

Getting a Schufa as a Foreigner

Schufa is Germany's credit scoring system. New arrivals start with no data, which can be a problem.

  • Get a German bank account ASAP — This starts building your Schufa record
  • Order your Schufa: Free once per year at meineschufa.de (look for "Datenkopie nach Art. 15 DSGVO" — the free version)
  • No Schufa yet? Explain to the landlord that you are new to Germany. Offer to show your employment contract and bank statements instead.
  • Alternative: Bonify provides a free credit report that some landlords accept

The Viewing Process (Besichtigung)

  • Arrive early and bring your complete Bewerbungsmappe in a neat folder
  • Dress presentably — first impressions matter
  • Be friendly and memorable — chat with the landlord or property manager
  • Write a personal cover letter — Introduce yourself, why you like this specific apartment, mention stable income and that you are a quiet, reliable tenant
  • Apply immediately after the viewing — speed matters

Tips to Stand Out

  • Write your cover letter in German (use DeepL to translate)
  • Offer a higher deposit (up to the legal max of 3 months)
  • Mention if you are a non-smoker, no pets, quiet professional
  • If you have a good salary, highlight it — landlords love financial security
  • Apply within minutes of a listing going live — set up alerts on ImmobilienScout24
  • Consider less popular Bezirke: Spandau, Marzahn, Reinickendorf, Lichtenberg have more availability

Common Scams — Watch Out!

  • 🚩 Never pay deposit or rent before signing a contract AND receiving keys
  • 🚩 Never pay via Western Union or cryptocurrency
  • 🚩 If the landlord is "abroad" and wants to ship keys — it is a scam
  • 🚩 If the listing price is too good to be true — it probably is
  • 🚩 Verify ownership at the Grundbuchamt if anything feels suspicious

Tenant Rights in Berlin

Germany has very strong tenant protections:

  • Mietpreisbremse (rent brake) — In Berlin, rent for existing apartments generally cannot exceed the local reference rent (Mietspiegel) by more than 10%
  • Kündigungsschutz — Landlords can only terminate for specific legal reasons. An unbefristeter contract is very secure.
  • Deposit protection — Your Kaution must be held in a separate savings account. You get it back (with interest) when you move out.
  • Mieterverein (tenant association) — Join Berliner Mieterverein (~€9/month). They provide legal advice and represent you in disputes. Highly recommended.

Alternative Approaches

  • Genossenschaften (housing cooperatives) — Buy a share (€500-5,000) to become a member. Below-market rents, very secure tenancy. Long waitlists (years) but worth joining early. Examples: WBG Zentrum, Bremer Höhe.
  • WBS (Wohnberechtigungsschein) — If your income is below a threshold, apply for a WBS at your Bezirksamt. Gives access to subsidized apartments with significantly lower rents.
  • Public housing companies — degewo, Gewobag, etc. Apply directly on their websites. Fair, non-discriminatory process.

Typical Rents by District (2026)

AreaKaltmiete per m² (approx)Character
Mitte, Prenzlauer Berg€14-20Central, trendy, expensive
Friedrichshain, Kreuzberg€12-17Lively, multicultural, high demand
Neukölln, Wedding€10-14Up-and-coming, diverse, more affordable
Charlottenburg, Schöneberg€12-16Established, quieter, good infrastructure
Lichtenberg, Marzahn€8-12Affordable, improving, more available apartments
Spandau, Reinickendorf€8-11Suburban feel, most affordable, longer commutes

Example: A 60m² apartment in Neukölln: Kaltmiete ~€720/month, Warmmiete ~€850-900/month including Nebenkosten. Electricity and internet extra (~€80-100/month).

Back to top