How to check whether municipal energy‑oriented obligations run with the property — three checks before notarisation and sample questions for foreign buyers

Why this matters to foreign buyers

Municipal or state energy programmes often come with conditions: reduced‑interest loans, grants or additional subsidies in exchange for a period of rental or energy performance commitments. Some obligations are "real" in the sense that they bind the land and future owners; others are personal obligations that die with the seller (or can be released). You must identify which applies before the notary signs the purchase contract because German property transfer is effective only with notarisation and entry in the Grundbuch. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/gbo/__124.html?utm_source=openai))

Three checks to order before the notary appointment

1) Order a current Grundbuchauszug (land‑register extract) for the property and read it. Look for: easements (Dienstbarkeiten), encumbrances (Auflagen), land charges (Grundschuld) created to secure subsidy repayment, pre‑emption entries and any annotations in the "öffentliche Lasten" section. Under the Grundbuchordnung, limited real rights and ownership restrictions appear only if registered; entries give them formal effect. Request that the notary or seller provide the latest extract (dated within days of signing). ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/gbo/__124.html?utm_source=openai))

2) Ask the local Bauaufsichtsbehörde (building authority) for a Baulasten‑auskunft (Baulastenverzeichnis extract). Baulasten are public‑law obligations entered in the Baulastenverzeichnis and — when entered — they are effective against successors. Baulasten are not entered in the Grundbuch; a Baulasten‑extract is therefore essential to discover obligations such as duty to install or keep technical equipment or to accept infrastructure that affect use or resale. Obtain their written statement on whether any Baulast exists for the parcel. ([bauministerkonferenz.de](https://www.bauministerkonferenz.de/Dokumente/42318979.pdf?utm_source=openai))

3) Obtain the Förderbescheid, the funding contract and any Wohnungsbindungsvertrag (or Belegungsbindung) attached to the grant. Read whether the agreement contains: a repayment (Rückforderungs‑) clause, a specified binding period, a clause about early repayment and whether the municipality has secured performance by registering a right (for example, an entry in the Grundbuch as Dienstbarkeit or by a Grundschuld). Funding rules and the legal effect of a Wohnungsbindungsvertrag vary by state; the Bavarian Wohnraumförderungsbestimmungen (example) say early voluntary repayment can leave a residual ten‑year effect in some programmes. If the funding instrument contemplates a dingliche Sicherung, demand proof of the registration. ([umwelt-online.de](https://www.umwelt-online.de/regelwerk/bau/laender/bay/wfb23.htm?utm_source=openai))

What to ask the seller, the notary and the authority — precise questions

Give these written requests before the signing date.

To the seller: "Provide the original Förderbescheid and any Wohnungsbindungsvertrag; confirm in writing whether you have ever repaid the subsidy early and provide proof of any administrative release or waiver." Ask: "Has any municipality applied for a Grundbucheintragung, Dienstbarkeit or Grundschuld to secure repayment?"

To the notary: "Confirm the Grundbuchauszug date and confirm whether the proposed contract conditions require the seller to obtain deletion or release of any public‑law encumbrance before Auflassung (transfer). Insert a condition precedent if an administrative release is needed."

To the Bauaufsichtsbehörde: "Please provide a Baulasten‑auskunft for parcel [cadastre ID] and state in writing whether any Baulast affects energy installations, equipment retention, or occupancy conditions." ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/gbo/__124.html?utm_source=openai))

Sample contract points (what to insist the notary records)

Ask your notary to include (draft language you give your lawyer): - A seller representation that there are no subsidy repayment obligations that bind the property except those expressly listed, and delivery of originals of the Förderbescheid and any release. - A condition precedent: transfer and payment shall not occur until the seller has delivered written confirmation from the municipality and the Bauaufsichtsbehörde that no Baulast or registered dingliche Sicherung encumbers the property, or until such encumbrances have been removed. - An escrow/indemnity: if a municipality claims repayment within X months after transfer, seller must reimburse the buyer immediately up to the claimed amount (or the parties agree a cash reserve).

These are starter positions. Have a German property lawyer and the notary convert them into proper notarial wording and check enforceability. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/gbo/__124.html?utm_source=openai))

Final practical steps and who to instruct

Order the Grundbuchauszug and Baulasten‑auskunft immediately (these can take days to weeks). Ask the seller to deliver the Förderbescheid and any written communications with the funding authority. Give your German lawyer or the notary the exact parcel identifier (Gemarkung/Flur/Flurstück) and copies of the documents. Do not attend notarisation without written confirmations or a contractual safety (condition precedent, escrow or seller indemnity). If you are unsure about the legal effect of specific Förderbedingungen, instruct a German specialised real‑estate lawyer — this note is information only, not legal advice. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/gbo/__124.html?utm_source=openai))