Bavaria’s §250 BauGB condo‑conversion permit runs only to 31 Dec 2026: what Munich sellers and buyers must file in Q4 2026

What ends when—and where the rule applies

Bavaria introduced a conversion permit under §250 of the Federal Building Code (BauGB) effective 1 June 2023. It applies in a defined list of 50 municipalities, including the City of Munich. In those municipalities, converting an existing rental building into condominiums requires a permit if the building has 11 or more apartments. Buildings with up to 10 dwellings are exempt in Bavaria. These parameters are set by the Bavarian Gebietsbestimmungsverordnung Bau (GBestV‑Bau) and its annex naming the municipalities. The Bavarian government confirmed the 50‑municipality scope and the 11‑unit threshold when the rule was adopted. ([verkuendung-bayern.de](https://www.verkuendung-bayern.de/gvbl/2023-206/?utm_source=openai))

The current Bavarian extension runs only until 31 December 2026. The official reasoning published on 17 December 2025 states that §2 GBestV‑Bau (the §250 permit in areas with tense housing markets) is prolonged “until 31 December 2026.” The same document extends the separate Milieuschutz‑based conversion control in Bavaria (DVWoR §5) to 31 December 2028. Federally, §250 BauGB now allows Länder to run such ordinances up to 31 December 2030, but Bavaria has, as of 20 September 2026, chosen 31 December 2026 for the §250 permit. ([verkuendung-bayern.de](https://www.verkuendung-bayern.de/baymbl/2025-553/))

Important scope points from §250 BauGB itself: the permit is only for conversions of buildings that already existed on the date the Land ordinance first took effect; the Grundbuch (land registry) may register a WEG split only if the permit or the non‑requirement is proven; and some conversion cases must be permitted (e.g., sale for own use to at least two‑thirds of sitting tenants, inheritance distributions, certain secured third‑party claims). ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/__250.html?utm_source=openai))

In Munich, the city confirms that: a permit is required citywide for buildings with 11+ units; buildings below that size need a permit only if located in an Erhaltungssatzungsgebiet (Milieuschutz area). The page also lists the standard documents and the fee range. ([stadt.muenchen.de](https://stadt.muenchen.de/service/info/bestandssicherung/10371911/))

Bottom line on dates: if you need a §250 permit in Bavaria, your application must be filed with the competent authority by 31 December 2026. Decisions can follow later, but do not wait: processing queues are likely in late 2026. ([verkuendung-bayern.de](https://www.verkuendung-bayern.de/baymbl/2025-553/))

Q4 2026: What sellers must file in Bavaria

Where to file: In Bavaria, conversion applications under §250 BauGB are filed with the lower building supervisory authority (Untere Bauaufsichtsbehörde). In Munich, the Fachbereich Bestandssicherung handles these cases. ([bayernportal.de](https://www.bayernportal.de/dokumente/leistung/6320187941313?behoerde=88887100385&gemeinde=666856454699&plz=80331&utm_source=openai))

Core application for the §250 permit or a negative certificate (Negativattest): Apply for the permit if your building has 11+ flats in one of the 50 municipalities. Apply for a negative certificate if you are exempt (e.g., ≤10 units in Bavaria, creation of additional new housing areas within a project, or the property is outside the listed municipalities). The Bavaria Portal confirms both routes. ([bayernportal.de](https://www.bayernportal.de/dokumente/leistung/6320187941313?behoerde=88887100385&gemeinde=666856454699&plz=80331&utm_source=openai))

Documents Munich lists for a §250 application include: current land register excerpt; the WEG partition deed (Teilungserklärung); the Abgeschlossenheitsbescheinigung and the WEG apportionment plan; a statement of grounds if you invoke one of the statutory exceptions (e.g., inheritance, sale to family for own use, sale for own use to at least two‑thirds of sitting tenants, secured third‑party claims; or that refraining from conversion is unreasonable). Fees in Munich range from €25 to €1,000 depending on case complexity. ([stadt.muenchen.de](https://stadt.muenchen.de/service/info/bestandssicherung/10371911/))

If you rely on the “two‑thirds of tenants” exception, authorities usually require proof such as notarised sale contracts subject to permit; Berlin provides a concrete example of the evidentiary standard for this exception. Check your local form and discuss with a notary. ([berlin.de](https://www.berlin.de/ba-steglitz-zehlendorf/politik-und-verwaltung/aemter/stadtentwicklungsamt/stadtplanung-und-denkmalschutz/stadtplanung/artikel.1176209.php?utm_source=openai))

Do not forget the Abgeschlossenheitsbescheinigung. Without it, your notary cannot complete the WEG split for registration. Several cities explicitly state it is a prerequisite for the Grundbuch filing. Start drawings and surveys early. ([stadt.muenchen.de](https://stadt.muenchen.de/service/info/bestandssicherung/10371911/))

Timing tip: §250(5) BauGB bars the land registry from making entries unless the permit or non‑requirement is proven. If you want to market units in early 2027, file a complete §250 application and the Abgeschlossenheitsbescheinigung request in Q4 2026 to avoid logjams. Coordinate document sequencing with your notary. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/__250.html?utm_source=openai))

Q4 2026: What buyers must check before signing

- Confirm the municipality is one of Bavaria’s 50 under the GBestV‑Bau annex. If yes and the building has 11+ units, demand the seller’s §250 permit or a negative certificate. The registry will not create condo folios without proof. ([gesetze-bayern.de](https://www.gesetze-bayern.de/Content/Pdf/BayGBestVBau-ANL_1?all=False))

- Review supporting evidence if the seller relies on statutory exceptions, particularly the two‑thirds‑of‑tenants route, inheritance distributions or secured third‑party claims. Ask to see notarised documents that satisfy the authority’s evidentiary requirements. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/__250.html?utm_source=openai))

- Ask for the Abgeschlossenheitsbescheinigung and the WEG apportionment plan. Without them, the notary cannot complete the WEG split for Grundbuch. ([berlin.de](https://www.berlin.de/ba-reinickendorf/politik-und-verwaltung/aemter/stadtentwicklungsamt/bau-und-wohnungsaufsicht/artikel.1683336.php?utm_source=openai))

- In Munich or other cities with Milieuschutz zones, note that a separate Milieuschutz‑based conversion permit under Bavarian DVWoR continues until at least 31 December 2028. This may still apply to buildings under 11 units or to locations within preservation areas even after 31 December 2026. Your notary or a German public‑law attorney should check both regimes for the address. ([verkuendung-bayern.de](https://www.verkuendung-bayern.de/baymbl/2025-553/))

After 31 Dec 2026: what changes in 2027

- In the 50 Bavarian municipalities, the §250 conversion‑permit obligation under §2 GBestV‑Bau ends on 31 December 2026 unless Bavaria passes another extension. The legal basis allows extensions to as late as 31 December 2030, but no such Bavarian step is in force as of 20 September 2026. Monitor the state gazette. ([verkuendung-bayern.de](https://www.verkuendung-bayern.de/baymbl/2025-553/))

- Separate Milieuschutz conversion controls under DVWoR §5 remain in force in Bavaria to 31 December 2028 and apply only inside designated preservation areas. In Munich, this regime still matters for sub‑11‑unit buildings in preservation zones. ([verkuendung-bayern.de](https://www.verkuendung-bayern.de/baymbl/2025-553/))

- For transactions closing in early 2027, Grundbuch examiners still require either the §250 permit granted on an application filed by 31 December 2026 or proof that no permit is/was needed. Coordinate with your notary on the exact documentation trail. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/__250.html?utm_source=openai))

Risk note: Delayed or incomplete filings can cause missed closings. The authorities will not issue permits on incomplete records, and registries will not open condo folios without the statutory proofs. Use a German notary (Notar) for sequencing and a local public‑law attorney for edge cases; this article is not legal advice. ([bayernportal.de](https://www.bayernportal.de/dokumente/leistung/6320187941313?behoerde=88887100385&gemeinde=666856454699&plz=80331&utm_source=openai))