What counts as cosmetic repairs?

Cosmetic repairs typically include painting or wallpapering walls and ceilings and painting radiators, interior doors and windows from the inside. They specifically remove the wear caused by normal use. They do not include repairs to the building fabric, floors or sanitary installations.

Are rigid schedules in the lease permitted?

No. Rigid schedules that prescribe fixed intervals regardless of the actual condition are invalid in standard-form contracts (BGH VIII ZR 361/03, 2004). Only flexible arrangements based on the condition of the flat can be valid. If the clause is invalid, the obligation lapses entirely.

Can the landlord prescribe certain colours?

During the tenancy, standard-form clauses may not prescribe colours (BGH 2008). For the return of the flat, requirements may more likely be permitted, for example varnished wooden parts in the original shade. If you have painted walls in very strong colours, clarify with the landlord before the handover whether they should be painted over in a neutral colour.

What happens if I renovate even though the clause is invalid?

If you renovate because of an invalid clause, you may have a claim for reimbursement against the landlord; whether and how much depends on the individual case. Such claims become time-barred six months after the end of the tenancy (§ 548 BGB). So have the clause checked beforehand – that is easier than getting the money back.

How long before moving out should I start renovating?

Ideally, you should start any necessary renovation work around two to three weeks before the planned moving date . That leaves enough time for drying and any touch-ups. It is best to combine this with planning your private move for a smooth process.

Do I have to fill drill holes in the walls?

Wall plug holes to a normal extent are usually considered a result of normal living. Whether you have to fill them depends on your clause and the extent; with a great many or large holes, the landlord can demand repair. Ask during a preliminary inspection – filling small holes costs little.

What applies to a furnished flat?

For furnished flats, the same rules on the obligation to renovate generally apply as for unfurnished flats, provided the lease contains corresponding clauses. In addition, furniture and furnishings should be returned in their original condition. Careful documentation when moving in makes later disputes considerably easier.

Can I do the renovation myself or does a specialist firm have to do it?

As a rule, you may carry out cosmetic repairs yourself if the result is of professional quality. A clause that mandatorily requires a specialist firm is problematic in standard-form contracts; if in doubt, have it checked. As a removal company, we do not carry out painting work and do not arrange tradespeople either.

What happens if I refuse to renovate?

If you refuse a justified obligation to renovate , the landlord can claim from you the costs of having the work done by third parties, usually via the deposit. With invalid clauses, however, you are not obliged to pay. A legal check before the flat handover protects you from unnecessary financial disadvantages.

Does the obligation to renovate also apply to a long-distance move?

Yes, the legal rules on the obligation to renovate apply regardless of whether it is a local move or a long-distance move . For longer distances, early planning (more under Long-distance moves ) is advisable so that you can schedule enough time for any renovation work before the handover.

How does a removal company help when moving out?

We handle dismantling, transport and assembly, and on request packing, storage and disposal, and set the date so that there is time to renovate before the handover. Legal questions are clarified by a tenants' association or a specialist lawyer. Enquiries on 01625978461. The survey is free of charge and without obligation; we set the date with a buffer before the handover.

STRESS-FREE MOVING

Renovating before moving out: an obligation?

Q: Do I always have to renovate when moving out?

No, an obligation to renovate only exists if a valid clause has been agreed in the lease. According to case law, many standard clauses are invalid, especially those with rigid schedules. So check your individual lease carefully or get legal advice before investing time and money in cosmetic repairs .

Do you have to paint before moving out? Only with a valid clause – this is how to check your lease before the move.

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FROM BERLIN-MOABIT

Tenancy law when moving

Renovating before moving out: obligation or not?

Guide

Unsere Firma is based in Berlin-Moabit (Stromstraße 21) and plans your move-out so that there is time for renovation and the handover.

There is no general obligation to renovate when moving out. By law, the landlord maintains the flat (§ 535 BGB); tenants only have to take on cosmetic repairs (Schönheitsreparaturen) if the lease validly provides for this. Many standard-form clauses are invalid: rigid schedules, quota clauses and renovation obligations even though the flat was handed over unrenovated and without compensation. If the clause is invalid, you do not have to paint.

Regardless of this, you must return the flat empty and broom-clean and repair genuine damage – burn marks in the parquet are not wear and tear. So check your lease and move-in report early, and if in doubt with a tenants' association (Mieterverein) or a specialist lawyer. If you do have to renovate, plan enough time between clearing out and the handover. We take care of the move itself – more under Private move. On request we store furniture for a few days so that the flat is empty for painting.

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PERSONAL CONSULTATION

Plan your move-out with a buffer

Fixed price after a survey, date before the handover

If you have to paint before the handover, we schedule the move so that there is enough time afterwards for painting and drying. Call us on 01625978461; after a survey we quote a fixed price with all items. The survey is free of charge and without obligation. If needed, we store furniture temporarily so that the empty flat is free for a few days of renovation; storage then appears as a separate item in the quote.

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

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FROM BERLIN

What we take on when you move out

Moving yes, legal advice no

We are based in Berlin (Stromstraße 21) and, when you move out, handle dismantling, transport and assembly, and on request packing, storage and disposal. That way the flat is empty early, and you have time for renovation and the handover. Whether you have to renovate at all is a legal question for a tenants' association or a specialist lawyer – a removal company cannot give a binding assessment. We are liable for your household goods under § 451e HGB at €620 per cubic metre; additional insurance is available.

Empty early

If the flat is empty a few days before the handover, there is time to paint; if needed, we store furniture in the meantime – with storage.

The clause first

Check the lease before buying paint: rigid schedules and quotas are invalid, and nobody will reimburse you for work you were not obliged to do.

Disposal

On request we take old carpets, shelves and furniture for disposal, so that the flat can be handed over empty and broom-clean.

Photos before moving out

Photograph every room after clearing it; together with the handover report, these are the best evidence in a dispute.

CHECK FIRST

Six points before you buy paint

Whether renovation before moving out is required comes down to a few questions. You should clarify these six before you buy brushes and paint. You will usually find the answers in the lease and the move-in report.

Is there a clause?

Without a clause on cosmetic repairs in the lease, renovating remains the landlord's responsibility (§ 535 BGB). Check this first.

Rigid schedules?

Fixed intervals such as “kitchen every three years” regardless of condition make a standard-form clause invalid (BGH 2004).

Moved in unrenovated?

If the flat was handed over unrenovated and without appropriate compensation, the clause is invalid (BGH 2015). Photos from moving in help.

Quota demanded?

A proportional share of costs when moving out before renovation is due (quota clause) is always invalid in standard-form contracts.

Genuine damage?

Regardless of the clause, you must repair or replace genuine damage such as burn marks or holes in doors.

Who checks?

A tenants' association or a specialist lawyer can check the clause bindingly; get it checked before painting, not afterwards.

FOR SMALL LOADS

Little furniture, small price

Shared load for single items

With a shared load, several consignments share the cargo space on the same route. For single pieces of furniture or boxes, this lowers the costs considerably. Plan the collection time window so that the old flat is empty in good time if you still have to paint or make repairs before the handover.

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WELL PREPARED

Check,
clear out, hand over

Three steps to the handover

Before moving out, the order is: first check the clause, then clear out, then renovate if necessary and hand over. Which clauses the Federal Court of Justice (BGH) has struck down in detail is explained in the article Cosmetic repairs: what applies. How to document the handover is shown in the guide to the handover report; how to get your deposit back is covered in another article. And if you are currently looking for a new flat, document thoroughly when you move in: photos and a complete move-in report make the next move-out considerably easier.

Check the clause

Read the lease and the move-in report: is there a clause, does it contain rigid schedules, quotas or colour requirements, and what condition was the flat in when you moved in? If in doubt, a tenants' association will clarify whether renovation is owed.

Clear out

With furniture transport on a fixed day, the flat is empty early. If you have to paint, plan enough time afterwards for painting, drying and small repairs before the landlord comes for the handover.

Hand over

Walk through every room with the landlord, record the condition in the handover report and photograph everything. Do not sign a list of defects you have not checked – that saves disputes over the deposit.

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MoabitLocation: Stromstraße 21

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FAQ

Questions about renovating before moving out

Obligation, scope, deadlines, colours, reimbursement, drill holes and specialist firms – answered briefly.

No, an obligation to renovate only exists if a valid clause has been agreed in the lease. According to case law, many standard clauses are invalid, especially those with rigid schedules. So check your individual lease carefully or get legal advice before investing time and money in cosmetic repairs.

When is renovating before moving out really required?

As a basic rule, there is no automatic general obligation to renovate when moving out in Germany. Only if a valid clause on cosmetic repairs has been agreed in the lease can the landlord demand painting or decorating work. However, many clauses are invalid because of rigid schedules or impermissible colour requirements, as numerous rulings of the Federal Court of Justice confirm.

It is therefore worth checking your own lease carefully before investing time and money in renovation work unnecessarily. If you are unsure, we recommend legal advice or consulting a tenants' association. Beste Umzug Unternehmen handles the move; the legal assessment belongs with a tenants' association or a specialist lawyer.

Avoiding typical mistakes at the flat handover

A common mistake is being rushed into ill-considered concessions in the handover report under time pressure. Tenants often sign lists of defects without critically checking the actual condition, which can lead to unnecessary costs later. Ignoring deadlines for returning the keys can also have legal consequences.

To avoid such mistakes, we recommend thorough preparation including photo documentation before moving out. Hand over the flat broom-clean, walk through every room with the landlord and only sign what you have checked. We plan the move itself with a fixed price after a survey and enough buffer before the handover.

Prices at a glance – moving service

1-room flat: possible from just €339
2-room flat: prices start at €579
3-room flat: bookable from €884
4-room flat: from €1,279
House/villa: always an individual quote
Long-distance move: price per kilometre from €3.80

For details, we recommend a free survey on site.

Factors that shape your moving price

Volume, distance and floor are the three key factors in calculating the price. We charge the route from €3.80/km, while the lift and parking restriction zone are additional variables. Furniture assembly or a shared load can also be added flexibly.

Our service offer in detail

Our services in detail

You can book these services for your move-out.

Furniture transport – Furniture transport
Shared load – Shared load
House clearance – House clearance
Office move – Office move
Private move – Private move
Move with assembly – Move with assembly

Moving after the handover

We are based in Berlin (Stromstraße 21) and handle moves in Berlin and from Berlin to other cities. More under Long-distance moves and in the locations overview. Travel to you is included in the fixed price; we have no branch elsewhere.

Tenancy Law & Housing

Beste Umzug Redaktion

September 2, 2026

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