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Checking municipal developer obligations and outstanding Erschließungskosten before exchange
How to check the land register, municipal contribution rules and outstanding Erschließungskosten (development/connection charges) — which documents to order and which questions to put to the seller before you exchange contracts.
Why Erschließungskosten matter to buyers
Erschließungskosten (often called Erschließungsbeiträge or Straßenbaubeiträge) are municipal charges to cover the costs of constructing or upgrading public infrastructure needed for the property: streets, sewers, ducts, lighting and similar. The statutory framework for municipal responsibility and for imposing contributions is in the German Building Code (Baugesetzbuch, BauGB). Municipalities calculate and levy contributions under the BauGB and under their own contribution statutes (Beitragssatzungen). The practice and timing differ between cities and federal states; for example, large German cities publish local Erschließungsbeitragssatzungen and provide paid Anlieger‑Auskünfte on outstanding amounts. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/BJNR003410960.html?utm_source=openai))
What the land register (Grundbuch) does — and does not — show
Order a current extract from the local Grundbuchamt (Landgericht). The Grundbuch (regulated by the Grundbuchordnung, GBO) records ownership, legal encumbrances (rights in rem), easements, mortgages and priority notices (Vormerkungen). Abteilung I shows the owner, Abteilung II contains encumbrances such as servitudes and other burdens, and Abteilung III holds mortgages and charges. These entries are the authoritative, public record of registered rights. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/gbo/BJNR001390897.html?utm_source=openai))
Why you must also ask the municipality for contribution information
Not every municipal claim or calculation appears in the Grundbuch. Erschließungsbeiträge are statutory administrative claims that the municipality calculates and notifies by a Beitragsbescheid. A municipal office may issue a contribution notice or demand advance payments when works are authorised or when final costs are known — the BauGB expressly allows municipalities to demand Vorausleistungen where final completion of works is expected within four years. Because each city uses its own procedure and separate Satzung, you must obtain direct confirmation from the responsible municipal department. Large cities typically provide a fee‑based Anliegerauskunft that states whether contributions have been levied or remain open. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/BJNR003410960.html?utm_source=openai))
Documents to order before exchange
1) A current Grundbuchauszug (official extract) for the parcel. 2) Copies of all entries in Abteilung II and III (easements, servitudes, mortgages, Vormerkungen). 3) The seller’s most recent property tax and utility invoices and receipts for works that might affect Erschließung calculations. 4) A written Anliegerauskunft or municipal statement about Erschließungsbeiträge (paid, outstanding, and any open proceedings). 5) The local contribution statute (Beitragssatzung) that the municipality uses to calculate charges — e.g. an Erschließungsbeitragssatzung such as Munich’s published Satzung. Ask the seller to obtain or to permit you to obtain these documents direct from the municipality. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/gbo/BJNR001390897.html?utm_source=openai))
Questions to put to the seller (exact, written answers)
Ask the seller, in writing, for straightforward answers to at least the following before exchange: (a) Provide a dated copy of the current Grundbuchauszug and list of entries in Abteilung II/III. (b) Has the municipality issued any Beitragsbescheid for Erschließungs‑ or Straßenbaubeiträge against this parcel? If yes, attach copies and state the issue date, amount, payment status and appeal status. (c) Have any Vorausleistungen been paid or demanded? (d) Are there pending municipal measures or plans that could trigger new contribution notices? (e) Provide the local contribution statute used for calculation. (f) Has the seller entered any agreements with the municipality, developers or contractors that transfer liability? Require documentary proof for every affirmative answer. If the seller cannot or will not supply documents, insist that your notary secures a municipal certificate before notarisation. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/BJNR003410960.html?utm_source=openai))
Practical next steps and professional help
Do not rely on oral statements. Ask the seller to supply written documents, obtain the municipal Anliegerauskunft yourself if necessary, and give your notary the municipal contact details so the notary can ensure taxes and public charges are addressed in the notarial deed. If municipal liability or a large unresolved contribution is possible, instruct a German lawyer (Fachanwalt für Bau‑ und Architektenrecht or Immobilienrecht) to review the documents and to advise on contract wording (indemnities, escrows, retention of purchase price). This article explains what to look for; it is not legal advice. Use the statutes and municipal pages cited here as your starting point. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/gbo/BJNR001390897.html?utm_source=openai))
Nothing on this page is investment, tax or legal advice. Price bands are indicative asking prices and disagree between sources by design. Verify every figure with a qualified German notary, tax adviser (Steuerberater) or lawyer before committing capital.
