eNoVA for non‑German speakers: what notaries must e‑file from 1 Oct 2026, which English documents to insist on, and fixes if your Veräußerungsanzeige is rejected

What changes on 1 October 2026 — the legal basics

The Bundestag passed the “Gesetz zur Digitalisierung des Vollzugs von Immobilienverträgen, der gerichtlichen Genehmigungen … und der steuerlichen Anzeigen der Notare” (commonly called the eNoVA‑law). It was promulgated on 26 June 2026 (BGBl. I 2026 Nr. 192). ([dejure.org](https://dejure.org/BGBl/2026/BGBl._I_Nr._192?utm_source=openai))

From 1 October 2026 notaries are required to transmit the Veräußerungsanzeige (the mandatory notice under § 18 GrEStG that reports a change of ownership for real property) as a structured electronic dataset to the Finanzverwaltung through the eNoVA channel. The Bundesnotarkammer sets out the timetable and explicitly states that the electronic transmission obligation for the Veräußerungsanzeige begins on 1 October 2026; other items (Unbedenklichkeitsbescheinigung return, Gutachterausschuss transmission) follow in 2027–2028. ([bnotk.de](https://www.bnotk.de/aufgaben-und-taetigkeiten/rundschreiben/details/elektronischer-notar-verwaltungs-austausch-enova-erste-verpflichtungen-ab-dem-1-oktober-2026))

Exactly what notaries must e‑file (key technical and process points)

The transmission is not an e‑mail or a PDF sent by post: it must be a structured dataset created by approved notary software and sent via the eNoVA channel; where necessary a PDF urkundsabschrift is attached. The Bundesnotarkammer emphasises that the dataset (the “Datensatz”) is the primary legal filing; attachments may be required but the structured data drive the workflow. Only in narrowly defined technical failures may alternative routes be used. ([bnotk.de](https://www.bnotk.de/aufgaben-und-taetigkeiten/rundschreiben/details/elektronischer-notar-verwaltungs-austausch-enova-erste-verpflichtungen-ab-dem-1-oktober-2026))

Practical obligations you should know: the notary needs an ELSTER‑Organisationszertifikat (a different credential from a personal ELSTER certificate) to send the Veräußerungsanzeige; the two‑week statutory period under § 18 Abs. 3 GrEStG is met by the time the dataset reaches the Finanzverwaltung's receiving server (not when the tax office completes internal validation). The forthcoming GrEStV implementation regulation requires that any attached urkundsabschrift be machine‑readable / searchable, and the notary may be asked to re‑submit a searchable copy. ([bnotk.de](https://www.bnotk.de/aufgaben-und-taetigkeiten/rundschreiben/details/elektronischer-notar-verwaltungs-austausch-enova-erste-verpflichtungen-ab-dem-1-oktober-2026))

Which English documents you should insist on before signing

Germany does not change the substance of notarisation: the German original remains the legally decisive document. However, if you cannot read German, insist on the following English materials being prepared and handed to you as a convenience (they do not replace the German originals):

1) an accurate, clause‑by‑clause English translation of the deed (Urkunde) and the purchase contract; 2) an English one‑page executive summary that lists dates, parties, property identifiers (Grundbuchblatt, Gemarkung/Lagesatz), purchase price, and the two‑week GrESt notice deadline; 3) a certified English extract of the Grundbuchauszug (or an English rendering of key entries); 4) for taxed entities a clear English explanation of who will receive the electronic Veräußerungsanzeige and whether foreign tax IDs / Wirtschafts‑ID are included. Ask the notary to confirm in writing which of these will be put into the eNoVA dataset. These requests are standard; the Bundesnotarkammer materials show the dataset will include participant contact data where available. ([bnotk.de](https://www.bnotk.de/aufgaben-und-taetigkeiten/rundschreiben/details/elektronischer-notar-verwaltungs-austausch-enova-erste-verpflichtungen-ab-dem-1-oktober-2026))

If you want legally effective translations (e.g., for a bank or migration authority) get a sworn/ certified translator or a solicitor; only a certified translation or certified copy has formal standing outside the convenience of an English draft.

If the Finanzamt rejects your Veräußerungsanzeige — step‑by‑step fixes

Rejections commonly occur for missing mandatory fields, wrong recipient address, or because attached urkundsabschrift is not machine‑readable. The Bundesnotarkammer eNoVA help notes and the XNotar module provide the exact actions available to notaries to '补正' (supplement) or resubmit. ([onlinehilfe.bnotk.de](https://onlinehilfe.bnotk.de/einrichtungen/notarnet/xnotar/modul-enova/neuen-vorgang-anlegen/vollzugsschritte-erfassen/veraeusserungsanzeigen-grestg/ergaenzen-veraeusserungsanzeige-ergaenzen.html?utm_source=openai))

Suggested practical sequence for you (what to ask the notary to do):

1) Request the notary to check the error code and confirm whether the dataset reached the Finanzverwaltung receiving server (if it did, the statutory deadline counted as met). 2) If fields are missing (e.g., Steuer‑ID), ask the notary to use the “Ergänzung/ Steuer‑ID(s) nachreichen” action in XNotar to append the data and re‑transmit. 3) If the urkundsabschrift was rejected as not machine‑readable, instruct the notary to convert the PDF into a searchable PDF/A and re‑send; the regulation anticipates this requirement. 4) If the Finanzamt declares a substantive refusal, the notary will usually receive an informative message but the formal Ablehnungsbescheid is sent to parties — ask for a certified copy and consult a Steuerberater or Rechtsanwalt for next steps. Do not assume time limits are extended; always check exact calendar dates. ([onlinehilfe.bnotk.de](https://onlinehilfe.bnotk.de/einrichtungen/notarnet/xnotar/modul-enova/neuen-vorgang-anlegen/vollzugsschritte-erfassen/veraeusserungsanzeigen-grestg/ergaenzen-veraeusserungsanzeige-ergaenzen.html?utm_source=openai))