Renting in Berlin - Expat Housing Guide: Deposits, Contracts and Hidden Costs

Renting in Berlin: What you should know

Renting in Berlin is extremely competitive and complex: It involves strict documentation, fast response times, and familiarity with local regulations. The rental market is crowded, particularly in central areas such as Mitte, Kreuzberg, Friedrichshain, and Prenzlauer Berg, where each flat listing receives an average of 127 inquiries. Landlords expect full documentation upfront, and the legal framework, while protective of tenants, can be difficult to get around without local knowledge.

Expats relocating with a job offer will typically need to secure short-term accommodation before arriving. These interim options—such as serviced flats, Airbnbs with Anmeldung, or platforms like Wunderflats and Spacest—allow time to gather documents and search for a long-term rental.

Average rents and living costs

According to Numbeo, the average rent for a one-bedroom flat in central Berlin is €1,269, while outside the city centre it drops to €945. A three-bedroom flat in the centre averages €2,378, compared to €1,716 outside. Additional living costs (food, transport, utilities, insurance) range from €900 to €1,100 monthly for individuals.

Rent in Berlin is typically listed in two ways:

• Kaltmiete (Cold Rent): Base rent, excluding all utilities.
• Warmmiete (Warm Rent): Cold rent plus Nebenkosten—a mandatory monthly prepayment covering operating costs such as water, heating (in some cases), building cleaning, waste collection, building insurance, property tax, and caretaker services.

Meanwhile, not all Warmmiete figures include heating. Electricity, internet, and gas are usually contracted separately and paid by the tenant. Utility providers are chosen by the tenant and can be switched freely.

Required documents for a successful application

When renting in Berlin, landlords usually request the following documents before signing a contract:

• Proof of income: Three recent payslips or a signed job contract showing salary
• Mieterselbstauskunft: Self-disclosure form detailing your job, income, rental history, and personal information
• Copy of passport/ID and visa/residence permit
• SCHUFA report: Credit history certificate. If you’re new to Germany, explain your situation and offer a bank statement or increased deposit
• Mietschuldenfreiheitsbescheinigung: A certificate from a previous landlord confirming no rent debt
• Optional: Cover letter, employer reference, guarantor statement, or confirmation of liability insurance

Most landlords expect monthly income to be at least three times the cold rent. Be prepared to send a complete application in a single email, ideally with a short note written in German.

Viewing process and competition

Flat viewings in Berlin are often group appointments, known as Massenbesichtigungen. It’s not uncommon for 20–30 people to attend a single viewing. If you’re invited, treat it like a job interview. Dress well, arrive on time, and bring printed copies of your documents.

Private or one-on-one viewings are rarer but provide a better opportunity to make a positive impression. Following the appointment, send a polite email reaffirming your interest and attaching your complete file.

Understanding rental contracts

There are two main types of rental contracts:

• Unbefristeter Mietvertrag (open-ended): No fixed end date; the tenant can terminate with three months’ notice.
• Befristeter Mietvertrag (fixed-term): Ends on a specified date. Only valid if the landlord has a legitimate reason (e.g. planned personal use).

Contracts must state:

• Total monthly rent (Kaltmiete + Nebenkosten)
• Deposit amount and payment schedule
• Duration and termination clauses
• Subletting rules
• Renovation or repainting requirements
• Utility responsibilities
• Inventory list for furnished flats

A Übergabeprotokoll (handover protocol) is usually signed at move-in. It documents existing damage and meter readings at the time of handover. Be sure to take detailed photos for your own records.

Rental deposits

The deposit (Kaution) is capped by law at three months’ cold rent. It must be held in a separate escrow account, not mixed with the landlord’s personal funds. Legally, the landlord has up to six months to return the deposit, minus any justified deductions for damage or unpaid utilities.

Tenants should receive an annual Nebenkostenabrechnung (cost reconciliation). If you’ve paid more in advance than was used, you’re entitled to a refund. If you’ve underpaid, you may owe the difference.

Anmeldung: Why it matters

Anmeldung is the official registration of your residential address with the local authorities (Bürgeramt) in Germany. It is a legal requirement for anyone staying in the country for more than three months and is key for opening a bank account, receiving mail, accessing healthcare, and paying taxes.

You must complete the Anmeldung within 14 days of moving in. To do this, you’ll need:

• A valid rental contract
• Your passport or national ID
• A Wohnungsgeberbestätigung: a confirmation form signed by your landlord stating that you have moved in

Some short-term rentals do not offer Anmeldung. Avoid them unless you already have a registered address or do not need to register immediately.

Opening a bank account

A local bank account is absolutely necessary for renting long-term housing in Berlin. You’ll need it to receive your salary, pay rent and utilities, set up internet and mobile contracts, and complete the Anmeldung process. Most landlords and employers will expect you to have a German IBAN.

For expats, the most straightforward option is to open an account with a digital bank. Services like N26, Wise, and Revolut are widely used, and accounts can be set up within an hour. These mobile-first banks offer English-language interfaces, no branch visits, and faster onboarding compared to traditional banks like Deutsche Bank or Commerzbank.

To open a digital account, you’ll typically need:

• A valid passport
• A German phone number
• Your employment contract
• Proof of address (usually your rental contract or Anmeldung confirmation)

Hidden and unexpected costs

Beyond the rent, consider these regular and one-off expenses:

• Basic utilities (85m ² flat): €312
• Internet: €35–€50/month
• GEZ (TV licence fee): €18.36/month per household, mandatory regardless of TV ownership
• Home insurance: €2–€12.5/month
• Furniture and kitchen installation: Most long-term flats are unfurnished. Tenants often install their own kitchens
• Annual back-payments: If Nebenkosten estimates were too low, you may be billed at year-end
• Repainting: In some contracts, tenants are responsible for repainting the walls white at move-out

Short-term vs long-term rentals

• Short-term (less than 6 months): Easier to find, often furnished, but higher rents and often no Anmeldung. Useful as a transitional solution
• Long-term (more than 6 months): Usually unfurnished, with lower monthly rent. Anmeldung almost always included

Platforms like Wunderflats, Nestpick, and Spotahome specialise in furnished short-term rentals with flexible leases.

Avoiding rental scams

Rental scams are common in competitive markets like Berlin. Red flags include:

• Being asked to wire money before seeing the property
• Landlords claiming to be “out of the country”
• Deals that seem too good to be true

Always visit the flat before transferring money. If subletting, ask to see written landlord permission.

Tips for expats renting in Berlin

• Start early: Begin your search 1–2 months before moving
• Use local platforms: ImmobilienScout24, Immonet, WG-Gesucht, Kleinanzeigen, Nestpick
• Join Facebook groups: Berlin Expats, Flats in Berlin, etc.
• Have all documents ready: In German, if possible
• Apply immediately
• Consider co-living: WGs (Wohngemeinschaften) are shared flats where each tenant rents a private bedroom and shares common areas like the kitchen and bathroom. They are common in Berlin and usually easier to access for newcomers, especially those without a full set of rental documents.

Talk to an immigration expert and relocate to Berlin with a job

If you’re planning to move to Berlin for work, start your journey the smart way: Relocate with a job already in hand. At Relocate.me, we pair skilled tech professionals with companies that actively hire from abroad and offer relocation support, including visa sponsorship and housing assistance.

Browse our curated job board to find roles at Berlin-based startups and tech companies that are ready to bring you on board from your home country. At Relocate.me, we have trusted partners who specialise in visa and relocation services, so we may be able to connect you with the ideal expert.

Meanwhile, consider subscribing to The Global Move, our newsletter with curated tech jobs and content for relocation seekers.