Mietrecht 2026 bill (BT‑Drs 21/6807): 6‑month cap for short‑term lets, new furniture surcharge rules, and index‑rent curb—what landlords must rewrite

Where the bill stands on 20 September 2026

The federal cabinet approved the Mietrecht 2026 package in late April 2026. The proposal targets short‑term letting, furnished rentals and index‑rent contracts. Above an annual 3% CPI change, only half of the excess would count for index‑rent increases in designated markets. The cabinet also flagged a disclosure duty for furniture surcharges. This is a government bill, not yet law. ([bundesregierung.de](https://www.bundesregierung.de/breg-de/aktuelles/regierungspressekonferenz-vom-29-april-2026-2427090))

The Bundestag received the government draft as BT‑Drs 21/6807 dated 1 July 2026. The first reading took place on 9 July 2026, after which the bill was referred to committees. As of 20 September 2026 there has been no final vote. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf))

Entry into force is staggered in the draft: the new short‑term letting rule (§ 549(2) no. 1 BGB‑E), the furniture surcharge provision (§ 556d(1a) BGB‑E) and the pre‑contract disclosure duty (§ 556g(1b) BGB‑E) would start on the first day of the fourth calendar month after promulgation; all other changes the day after promulgation. Exact dates will depend on publication in the Federal Law Gazette. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf))

Short‑term letting capped at six months (with a narrow extension)

The draft rewrites the exception for “temporary use” rentals in § 549(2) no. 1 BGB. A short‑term tenancy is valid only up to six months. If a longer temporary need arises after move‑in, the same contract may be extended once to a total of eight months. The government’s stated aim is to close a loophole that allowed avoidance of the rent‑brake rules via loosely defined temporary‑use contracts. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf))

Where a unit is let under this temporary‑use heading, parties may also agree a shorter notice period than usual; this sits in the amended § 573c(2) BGB‑E. Expect more tenant scrutiny of any “temporary need” claim once the cap is in force. Mis‑classifying a long‑term let as short‑term could expose you to rent‑brake repayment claims. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf))

Furniture surcharge: 1% per month of time value—or a 10% flat if fully furnished

For furnished units, the local reference rent (ortsübliche Vergleichsmiete) may be increased by a “furniture surcharge” that is reasonable if it does not exceed 1% per month of the estimated time value of the furnishings at contract start. Alternatively, if the dwelling is fully equipped, a surcharge up to 10% of the net cold rent is presumed reasonable. The surcharge is part of the basic rent to which the 10% rent‑brake threshold applies. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf))

Do not double‑count: if items such as a fitted kitchen are already reflected in a binding or qualified Mietspiegel for the locality, they must be excluded from the surcharge calculation. The draft also clarifies what “fully equipped” means in practice: the unit must be immediately and permanently habitable without the tenant having to add essential furniture; crockery and cutlery do not matter. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf))

New disclosure duty: before the tenant signs, the landlord must state the amount of the furniture surcharge. If you fail to do so, the unit is legally treated as unfurnished for rent‑cap purposes until two years after you later provide a compliant disclosure. Expect tenants to challenge unsubstantiated surcharges once this duty applies. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf))

Index‑rent curb above 3% CPI in designated areas

For index‑rent contracts, if CPI growth over a one‑year period exceeds 3%, half of the excess is ignored in calculating the rent change—e.g., at 5% CPI, only a 4% increase is allowable. This applies only where a state (Land) issues an ordinance designating an area with an “especially endangered” rental market; each ordinance may last up to five years and can be re‑issued. The rule also applies symmetrically in deflation years. Other rent‑increase routes under the BGB remain unaffected. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf))

Timing matters: the cap bites only if the designation ordinance is already in force when the landlord’s index‑increase notice is served. Overpayments caused by ignoring the cap can be reclaimed under unjust‑enrichment rules. Landlords should adjust index‑rent templates and software for the month‑by‑month application described in the explanatory notes. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf))

Transitional rules and effective dates you can calendar

Existing leases signed before the effective date keep the old rules for short‑term letting (§ 549), the furniture surcharge (§ 556d) and the disclosure duty (§ 556g). The index‑rent cap applies only if the area is designated on the date the index‑increase notice is delivered. The simplified modernisation increase (§ 559c) threshold rises to €20,000, with specific transitional protection for works already announced. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf))

Plan for lead‑time: the legislature deliberately delays the start for the short‑term letting, furniture surcharge and disclosure provisions until the first day of the fourth month after promulgation to give landlords time to update templates and workflows. Do not assume more time than this. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf))

What clauses landlords should rewrite now

- Short‑term letting: define temporary‑use lets as max. six months and include the single extension option up to eight months only where a genuine need arises after move‑in. If you use shortened notice periods, anchor them explicitly to § 573c(2) BGB‑E. Keep documentation of the tenant’s temporary need. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf)) - Furniture surcharge: add a separate pre‑contract disclosure for the surcharge amount. Choose either (a) a 1%/month of time‑value calculation (attach an inventory with estimated time values and depreciation method) or (b) the 10%‑of‑net‑cold‑rent presumption for fully equipped units. State that items already priced in by the local Mietspiegel are excluded. Make clear the surcharge is part of the basic rent for rent‑brake purposes. Non‑disclosure risks the unit being treated as unfurnished for two years after you later disclose. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf)) - Index‑rent clause: add a sentence that in areas designated by Land ordinance, annual CPI above 3% will only count at 50% for the excess, applied year‑by‑year from the last increase, and that reductions follow the same rule. Note the tenant’s right to reclaim any overpayment if the cap was ignored. Track which municipalities have active ordinances and log the service date of each index‑increase notice. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf)) - Templates and software: update rent‑calculation tools for the new index logic and rehearse edge cases (e.g., partial‑year calculations after a long gap without increases). Train staff on the disclosure duty and on when kitchens or other fixtures are already captured by the Mietspiegel. ([dserver.bundestag.de](https://dserver.bundestag.de/btd/21/068/2106807.pdf))

This article is not legal advice. For lease drafting and compliance under the coming rules, speak to a German landlord‑tenant lawyer (Fachanwalt für Miet‑ und Wohnungseigentumsrecht).