Tenant Rights for Shared Electricity in Germany
As a tenant in Germany, you may find that shared electricity (Allgemeinstrom) is unclear or wrongly listed in the service charge statement. This article explains in plain language the rights tenants have when cost items are incorrect, how to check consumption and allocation, which deadlines apply and which official forms or proofs are useful. I describe practical steps to object, how to collect evidence and use a sample letter, and where disputes end up — from talking with the landlord to resolution at the local court. The aim is to give you a clear plan so you can check and enforce refunds without legal jargon.
What tenants should check
Before you complain in writing, gather facts. Check billing periods, meter readings, the allocation key for shared electricity and whether flat rates were calculated correctly. Also watch for double charges and whether your contract explicitly regulates shared electricity.
- Check billing period and meter readings
- Document consumption: take photos of meters and meter numbers
- Clarify which allocation key was used for shared electricity
- Request receipts, invoices and supply contracts
- Check deadlines for objections and possible limitation periods
How to formulate an objection
A formal objection should be in writing, include the date and specific positions, and set a deadline for correction (e.g. 14 days). State exact figures (billing period, meter readings, requested refund) and attach copies of your evidence. A simple sample letter can state the facts briefly, request correction and set a deadline. Send by registered mail or email with read receipt.
Sample wording
Write clearly: "I hereby dispute the 'shared electricity' item in the statement dated [date] due to incorrect allocation; I request correction and a refund of [amount] within 14 days."
If the landlord does not respond
If the landlord refuses correction or does not reply, you can consider a rent reduction or bringing the matter before the local court. The Code of Civil Procedure applies to court proceedings and typically the claim must be presented in writing. Before suing, consider legal advice or tenant counseling.
Legal foundations: tenancy obligations are regulated in the BGB (e.g., regarding service charges and landlord duties) and the Betriebskostenverordnung (BetrKV) covers billable costs.[1][2] Procedural rules for court cases are in the ZPO.[3]
FAQ
- What is shared electricity and who pays for it?
- Shared electricity covers communal electrical systems (staircase lighting, doorbells). Usually these costs are proportionally charged to tenants if the lease or service charge statement allows it.
- How can I request a refund for wrongly charged shared electricity?
- Send a formal objection with evidence, set a deadline for correction and request repayment. Documentation and deadlines are crucial.
- When should I involve the local court?
- If the landlord does not respond or the amount is disputed, the local court is the next step; seek advice first to assess chances of success.
How-To
- First check billing periods and meter readings carefully.
- Collect evidence: photos, invoices and correspondence.
- Draft and send a written objection with a deadline to the landlord.
- If technical clarification is needed, arrange a meter reading or expert report.
- If unresolved, consider filing at the local court.
Help and Support
- Bürgerliches Gesetzbuch (BGB) – Gesetze im Internet
- Betriebskostenverordnung (BetrKV) – Gesetze im Internet
- Zivilprozessordnung (ZPO) – Gesetze im Internet
