What may the landlord deduct from the deposit?

The landlord may only offset claims they can prove: damage that goes beyond normal wear and tear, unpaid rent or a back payment from the service charge statement. Ordinary signs of use such as slightly worn floors are not damage. The handover report helps you fend off unjustified deductions from the rental deposit.

Do I have to renovate the flat before moving out?

Only if the tenancy agreement contains a valid clause. Courts have repeatedly declared rigid schedules and obligations to renovate a flat that was taken over unrenovated to be invalid. If in doubt, have the contract checked before you spend money on cosmetic repairs – more on this in the article Cosmetic Repairs: What Applies .

What is a handover report and why is it important?

A handover report documents the condition of the flat when moving in and out and serves as important evidence in disputes. It should be signed by both parties and ideally supplemented with photos. Without this document it becomes much harder to get your deposit back in full .

How high may the deposit be?

At most three months' rent excluding operating costs, i.e. three months' net basic rent (§ 551 BGB). You may pay the amount in three monthly instalments. The landlord must invest a cash deposit separately from their own assets at the usual savings rate; the interest belongs to you and increases the security.

What to do in a dispute over the deposit repayment?

Ask the landlord in writing, setting a deadline, to settle and repay, and refer to the handover report . Bear in mind: the landlord's claims for compensation for changes to or deterioration of the flat become time-barred six months after the handover (§ 548 BGB). If payment still does not arrive, a tenants' association or a lawyer can help.

Does a professional move help you get your deposit back?

It reduces the risk of new damage on moving day – and that is exactly a common reason for deductions. Padded furniture, dismantled wardrobes and two carriers for heavy items protect walls, floors and door frames. However, a move does not change what was already damaged beforehand; for that, the move-in report is what counts.

May the landlord keep part of it for service charges?

Yes, if a back payment is to be expected, they may hold back a reasonable portion of the deposit until the service charge statement (BGH, VIII ZR 71/05). They must pay out the rest after checking. You must receive the statement no later than twelve months after the end of the billing period (§ 556 para. 3 BGB).

What happens if damage occurs during the move?

We are liable for your removal goods under the HGB . If damage to the flat occurs while carrying, the landlord can deduct it from the deposit if it goes beyond normal wear and tear. So record the damage immediately with photos, note it in the report and report it to us on moving day – then it can be clarified who is responsible for it.

Do I have to fill drill holes in the wall before moving out?

According to case law, wall plug holes to a normal extent, for example for pictures or shelves, count as use in line with the contract and usually do not have to be filled. With an unusually large number of drill holes or large ones, for example in tiles, the landlord can demand compensation. If in doubt, talk to them before the handover.

What is the best way to document the condition of the flat?

Take photos and videos from different angles of every room, floor, wall and window before the flat handover. Supplement this with a written handover report signed by both parties. This complete documentation is your best safeguard for getting your deposit back in full .

What does a move with Beste Umzug Unternehmen cost?

That depends on the scope, floors and distance – whether a private move in Berlin or a long-distance move . After a survey we give you a fixed price . Call us on 01625978461 and mention your handover date straight away so that the move takes place in good time beforehand.

STRESS-FREE MOVING

Getting Your Deposit Back

When the deposit is due, what may be deducted – and how a clean move-out avoids disputes.

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Rental deposit

Getting your deposit back: deadlines, deductions and a damage-free move-out

What the law says

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There is no fixed statutory deadline for repaying the rental deposit. The Federal Court of Justice (BGH) speaks of a reasonable period that cannot be defined in general terms, within which the landlord must check and settle the deposit (BGH, judgment of 24.07.2019, VIII ZR 141/17). If a service charge statement is still outstanding, they may hold back a reasonable portion. Conversely, their claims for compensation for damage to the flat become time-barred six months after the handover (§ 548 BGB).

You have the most influence on handover day. If you recorded the condition when you moved in and sign a joint handover report when you move out, you give the landlord little reason for deductions. New scratches on door frames or dents in the floor, on the other hand, are often caused when carrying heavy furniture. We pad furniture and edges and dismantle anything that does not fit through the door – for a private move in Berlin as well as for a long-distance move.

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PERSONAL CONSULTATION

Plan the move-out, relax at the handover

Fixed price after a survey

Plan your move so that there is time for cleaning and checking between moving out and the flat handover. After a survey we give you a fixed price for carrying, transport and furniture assembly. Call us on 01625978461 – the sooner the date is set, the easier it is to coordinate the handover with your landlord.

Quotes available individually based on workload, scheduling and the desired scope of services.

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MOVING OUT CAREFULLY

What we take on when you move out

So that no new damage occurs

Deductions from the deposit are often caused by marks that only appear on moving day: a scuff in the hallway, a scratch in the parquet, a chipped door frame. That is why we wrap furniture in blankets, carry heavy items with two people and dismantle wardrobes and beds before they have to go through narrow doors. We are liable for your removal goods under the HGB; if damage to the flat does occur while carrying, record it in writing immediately and report it to us. We are based in Berlin (Stromstraße 21); other places can be found under Locations.

Padding

Furniture goes into blankets and edges are protected. That way the walls and door frames in the stairwell stay free of new marks.

Dismantle instead of squeezing

We dismantle wardrobes and beds that do not fit through the door. This protects furniture and door frames alike.

Empty rooms

Anything that is not coming with you has no place at the handover. For bulky waste and leftovers, a house clearance is available on request.

Time buffer

Schedule the move before the handover date. That leaves time for cleaning, wall plug holes and a final walk-through.

STEP BY STEP

Six steps to getting your full deposit back

Whether you get your deposit back in full is not only decided at the handover. These six steps – from moving in to the final statement – give the landlord little reason for deductions.

Record the move-in

The move-in report and dated photos prove which defects were already there. Without them, every blemish becomes disputed later.

Read the contract

Check what has been agreed on cosmetic repairs. Many clauses are invalid – do not paint just in case.

Move out carefully

Padded furniture, protected edges and dismantled wardrobes prevent new damage to floors, walls and door frames on moving day.

Hand over broom-clean

Remove heavy dirt and hand over rooms, cellar and loft empty. A deep clean is usually not owed.

Record it together

During the walk-through, write everything in the handover report, note the meter readings, sign it and keep a copy.

Request the statement

Provide your bank details and new address in writing and ask about the statement if it does not arrive.

FOR SMALL LOADS

Only taking a few pieces of furniture?

Part loads for small volumes

If only a few pieces of furniture are moving to another city, a shared load can be cheaper than your own lorry. The items are padded and carried in exactly the same way, but travel with other jobs on the same route. Plan the collection time window so that the flat is empty before the handover.

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EUROPE-WIDE MOVES

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Stress-free from A to B

Several topics are connected with the deposit repayment. What “broom-clean” means according to case law can be read in the article Broom-Clean Handover; how a report is structured is shown in the handover report template. Whether you have to paint depends on your contract – more on this under Cosmetic repairs. For the move itself you will find information under Private move.

Planning safe and relaxed

A good checklist coordinates dates, helpers and materials early. That way your home move, senior move or student move in Berlin stays transparent, structured and markedly easier to control.

Furniture, boxes, transport routes

With a suitable packing service, careful furniture transport and a flexible small transport, ways can be shortened, damage avoided and even narrow approaches in Berlin managed cleanly in logistical terms.

Costs, timing and special cases

Clear time windows and suitable solutions for an office move, company move, authority move, part load or furniture taxi create reliable processes and better plannable total costs in Berlin.

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FAQ

Questions about the rental deposit

Deadline, deductions, service charges, deposit amount, drill holes and disputes – what applies to your deposit when you move out.

There is no statutory deadline. The landlord must check and settle within a reasonable period; according to the BGH, how long that is depends on the individual case (judgment of 24.07.2019, VIII ZR 141/17). If nothing is outstanding, the repayment can be quick. If a service charge statement is still pending, they may keep a reasonable portion for longer. A signed handover report with no defects speeds up the settlement.

Flat handover: what you need to pay attention to

The flat handover is the decisive moment when your deposit repayment is decided. Go through every room together with the landlord and document the condition with photos and videos. Pay particular attention to walls, floors, windows and sanitary facilities, as defects are often raised here. Padding furniture and dismantling heavy items during the move avoids new damage that would otherwise end up in the report.

Be sure to bring the move-in report to the handover to prove defects that already existed. That way you cannot be blamed for damage that was there before you moved in. Also use the opportunity to read the electricity, gas and water meters together and record them in writing. This care pays off in the end with the full refund of your deposit.

Drawing up and using the handover report properly

A detailed handover report is your most important safeguard when returning the rented flat. Note every room individually with its condition and have the document signed by both parties. Photos as an attachment further strengthen its value as evidence and protect you against unjustified claims. Keep a copy of the report at least until the deposit has been fully repaid – the landlord's claims for compensation become time-barred six months after the handover (§ 548 BGB).

Should disagreements still arise, the report serves as important evidence with the landlord or in court. Many disputes over the rental deposit can be avoided from the outset with a carefully drawn-up report. You will find a template covering all rooms in our handover report template. That way you go into the flat handover on the safe side legally.

Fair prices, clear figures

We believe in fairness and clarity: we move a 1-room flat from €349, a 2-room flat from €584. For 3 rooms costs start from €905, for 4 rooms from €1,324. For a house or villa there is an individual quote, tailored to your situation. We charge long-distance moves from €3.90/km. The easiest way to clarify everything else is during a free survey.

Calculating the moving price: these points count

Moving volume
Number of kilometres from €3.90/km
Floor and lift
Need for a parking restriction zone
Additional services: furniture assembly, shared load

Service overview for your move

Everything you need for a successful move you find here.

Move with assembly	Your furniture is professionally disassembled and assembled.
Part load	Cheap and flexible for smaller quantities.
Clearance	We clear up – fast and reliably.
Home move	Your new home is waiting; we bring you there safely.
Furniture transport	Safe transport for individual pieces of furniture.
Company move	Your company move without business interruption.

Moving from Berlin – within the city and beyond

We are based in Berlin (Stromstraße 21) and handle moves within Berlin and from here to other cities. Places with their own pages are shown in the locations overview, long routes can be found under Long-distance moves.

Tenancy Law & Housing

Beste Umzug Redaktion

September 1, 2026

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Tenancy Law & Housing Rental Deposit Moving Tips