Bremen Mietspiegel 2026: setting a lawful re‑letting rent from the base table and ±11.9/±11.7% bands

Scope and dates you must rely on

Bremen’s qualified Mietspiegel 2026 is the binding reference to determine the local comparable rent (ortsübliche Vergleichsmiete) for non‑price‑controlled housing in the city of Bremen. It is valid from 1 January 2026 to 31 December 2027. The 2026 edition is a CPI‑based update of the 2024 Mietspiegel; it retains the structure of a base table by size plus percentage surcharges/deductions. Use it for both re‑lettings in areas covered by the rent brake and for § 558 BGB rent increases. ([bab-bremen.de](https://www.bab-bremen.de/sixcms/media.php/49/Broschuere_Mietspiegel_2026_Web.pdf))

The rent brake (Mietpreisbremse) applies in the city of Bremen by state ordinance dated 18 November 2025, in force from 1 December 2025 to 31 December 2029. It does not apply in Bremerhaven. On re‑letting in Bremen, the initial net cold rent may not exceed the local comparable rent by more than 10%, unless a statutory exception applies. ([transparenz.bremen.de](https://www.transparenz.bremen.de/metainformationen/verordnung-ueber-die-zulaessige-miethoehe-gemaess-556d-absatz-2-des-buergerlichen-gesetzbuchs-mietenbegrenzungsverordnung-vom-18-november-2025-306286?template=20_gp_ifg_meta_detail_d&utm_source=openai))

This guide explains how to go from the base table to a lawful re‑letting rent using the Bremen 2026 bands of −11.9% to +11.7%, and what documents to attach to your pre‑contract notice so you can rely on any exception under §§ 556e–556f BGB. ([bab-bremen.de](https://www.bab-bremen.de/sixcms/media.php/49/Broschuere_Mietspiegel_2026_Web.pdf))'}},{

Step 1 — Start from the base table by size

Find your exact living area under the base table and read the corresponding base rent per m². Rounding to whole square metres is allowed (e.g., 50.49 m² rounds to 50 m²; 50.50 m² to 51 m²). The Bremen table, for example, shows 6.88 €/m² at 50 m² and 6.00 €/m² at 100 m². The Wohnflächenverordnung (WoFlV) applies, with balconies/loggias typically counted at 25% of their area. Document your measurement method. ([bab-bremen.de](https://www.bab-bremen.de/sixcms/media.php/49/Broschuere_Mietspiegel_2026_Web.pdf))

Tip: Keep a signed measurement sheet and plans. If your size figure is off, any rent built on it can be challenged. The Mietspiegel expressly relies on WoFlV areas. ([bab-bremen.de](https://www.bab-bremen.de/sixcms/media.php/49/Broschuere_Mietspiegel_2026_Web.pdf))

Step 2 — Apply surcharges and deductions

Next, apply the percentage surcharges and deductions for building year, dwelling/building type, equipment (bathroom, kitchen, outdoor space), modernisation items, and the location class. The 2026 sheet consolidates them in a one‑page calculator. Illustrative items include: building year bands (e.g., +22.4% for 2000–2011; +24.3% for 2012–2019), dwelling type (e.g., +9.9% for an “apartment” as defined; −8.9% for a detached 1–2 family house), and location class (class 1: −14.0%; class 2: −8.2%; class 3: reference; class 4: +10.8%; class 5: +17.7%). Use the address‑level location register to determine the class. ([bab-bremen.de](https://www.bab-bremen.de/sixcms/media.php/49/Broschuere_Mietspiegel_2026_Web.pdf))

Multiply the net percentage total by the base rent to get the adjustment in €/m², then add to the base rent to get the calculated local comparable rent (before applying the band). The Mietspiegel provides a pre‑printed calculation form you can attach to your file. ([bab-bremen.de](https://www.bab-bremen.de/sixcms/media.php/49/Broschuere_Mietspiegel_2026_Web.pdf))

Step 3 — Place the rent within the ±11.9%/±11.7% band

Bremen 2026 specifies a rent band of −11.9% to +11.7% around the calculated value. This is to reflect unmeasured qualities and micro‑location effects. Document why a point towards the top or bottom of the band is warranted (e.g., exceptional daylight or, conversely, noise). Your written reasoning should sit on file; when you market the flat under the rent brake, you must still respect the statutory +10% ceiling above the comparable rent. ([bab-bremen.de](https://www.bab-bremen.de/sixcms/media.php/49/Broschuere_Mietspiegel_2026_Web.pdf))

Practical approach: start from the mid‑point (your calculated value), then justify any move within the band with specific, factual features not otherwise captured by the check‑boxes. Keep photos and evidence. ([bab-bremen.de](https://www.bab-bremen.de/sixcms/media.php/49/Broschuere_Mietspiegel_2026_Web.pdf))

Step 4 — Apply the rent brake cap and check the exceptions

In the city of Bremen (not Bremerhaven), the rent brake limits the initial net cold rent at re‑letting to the local comparable rent plus 10%. This applies from 1 December 2025 to 31 December 2029. If you intend to charge above that cap, you must fit into a federal exception and meet strict disclosure duties before the tenant signs. ([transparenz.bremen.de](https://www.transparenz.bremen.de/metainformationen/verordnung-ueber-die-zulaessige-miethoehe-gemaess-556d-absatz-2-des-buergerlichen-gesetzbuchs-mietenbegrenzungsverordnung-vom-18-november-2025-306286?template=20_gp_ifg_meta_detail_d&utm_source=openai))

The main exceptions are: (i) the prior rent exception (§ 556e(1) BGB) where the lawful prior rent exceeded the cap; (ii) a modernization allowance for measures done in the last three years before the new lease (§ 556e(2) BGB, referring to a § 559 BGB‑style calculation); (iii) new buildings first rented after 1 October 2014 (§ 556f sentence 1 BGB); and (iv) first letting after comprehensive modernization (§ 556f sentence 2 BGB), generally interpreted as at least one‑third of comparable new‑build cost, net of maintenance. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__556e.html?utm_source=openai))

Warning: the exceptions are technical and often litigated. If unsure, ask a German specialist landlord‑tenant lawyer to audit your file. ([iww.de](https://www.iww.de/mk/wohnraummiete/modernisierung-umfang-der-vorvertraglichen-auskunftspflicht-des-vermieters-bei-modernisierung-vor-vertragsschluss-f165986?utm_source=openai))

What to attach to your pre‑contract notice

Before the tenant signs, landlords must disclose in text form (§ 126b BGB) if they rely on § 556e or § 556f BGB. Failing to do so on time blocks reliance on the exception until cured and risks refunds. Include these attachments with your notice and offer: ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__556g.html?utm_source=openai))

- Mietspiegel calculation pack: base‑table page highlight, the completed one‑page calculator (Table 14), and your band placement note with reasons and photos. Add the address page from the location register showing the class. ([bab-bremen.de](https://www.bab-bremen.de/sixcms/media.php/49/Broschuere_Mietspiegel_2026_Web.pdf)) - Size proof: WoFlV measurement sheet, plans, and how balconies/loggias were counted (typically 25%). ([bab-bremen.de](https://www.bab-bremen.de/sixcms/media.php/49/Broschuere_Mietspiegel_2026_Web.pdf)) - If invoking § 556e(1) (prior rent): the previous lease or rent statements showing the last lawful net cold rent and its dates. State clearly if and why it was lawful. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__556e.html?utm_source=openai)) - If invoking § 556e(2) (modernisation): an itemised § 559 BGB calculation (eligible costs, apportionment, dates within the last three years) with invoices and acceptance records. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__556e.html?utm_source=openai)) - If invoking § 556f sentence 1 (new build after 1 October 2014): completion/first‑use evidence (e.g., final inspection, first occupancy) and the first‑letting date. ([gesetze-im-internet.juris.de](https://www.gesetze-im-internet.juris.de/bgb/__556f.html?utm_source=openai)) - If invoking § 556f sentence 2 (first letting after comprehensive modernisation): cost summary showing at least one‑third of comparable new‑build cost (net of maintenance), scope description, and completion evidence. ([haufe.de](https://www.haufe.de/id/beitrag/zap-92020-rechtsprechungs-und-literaturuebersicht-zum-c-umfassende-modernisierung-als-ausnahmetatbestand-HI13852051.html?utm_source=openai))

Tenants can reclaim overpaid rent for up to the last 30 months if the brake was violated; your disclosure helps you avoid that outcome. Keep your full pack with the signed lease. ([bmjv.de](https://www.bmjv.de/DE/themen/verbraucherschutz/kaufen_reisen_wohnen/mietrecht/mietrecht_node.html?utm_source=openai))

Common pitfalls and how to avoid them

- Using Bremerhaven data: The Bremen Mietspiegel and the 2025–2029 rent brake cover the city of Bremen only. Check the address. ([haufe.de](https://www.haufe.de/thema/mietpreisbremse/?utm_source=openai)) - Miscounting size: balconies/loggias must usually be weighted at 25% under WoFlV. Don’t use gross external area. ([bab-bremen.de](https://www.bab-bremen.de/sixcms/media.php/49/Broschuere_Mietspiegel_2026_Web.pdf)) - Over‑weighting the band: the ±11.9%/±11.7% band does not extend the federal +10% cap at re‑letting under the rent brake. ([bab-bremen.de](https://www.bab-bremen.de/sixcms/media.php/49/Broschuere_Mietspiegel_2026_Web.pdf)) - Missing text‑form disclosure: disclosures for exceptions must be in text form and sent before the tenant’s offer. Late disclosure only helps prospectively. ([haufe.de](https://www.haufe.de/id/kommentar/kinneschachbieber-bgb-556g-rechtsfolgen-auskunft-ue-13-auskunftspflicht-des-vermieters-HI15940257.html?utm_source=openai)) - Treating any prior rent as lawful: you may rely on § 556e(1) only if the prior rent was itself lawful. If in doubt, get a German lawyer to review. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__556e.html?utm_source=openai))