Offenbach 2026 rent index: re‑letting, the 15% cap, and Hesse’s Mieterschutzverordnung

What Offenbach’s 2026 rent index is — and is not

Offenbach’s current rent index took effect on 1 January 2026. It is an “einfacher Mietspiegel” (simple rent index) under § 558c BGB, not a qualified rent index under § 558d BGB. It was compiled jointly by Mieterbund Offenbach e.V., Haus & Grund Offenbach and the City of Offenbach. The brochure says explicitly that it is a continuation of the 1 January 2024 edition and applies until a new index is published. This matters for evidence: a qualified index carries a statutory presumption, a simple index has indicative value only. ([offenbach.de](https://www.offenbach.de/medien/bindata/of/bauen-wohnen/Mietspiegel_2026.pdf))

Scope: the tables apply to non‑price‑controlled apartments in multi‑family buildings with 35–100 m² that were completed up to 2019. Large units and fully furnished apartments are excluded. The city provides a free calculator (Mietspiegelrechner) based on the 2026 tables. ([offenbach.de](https://www.offenbach.de/medien/bindata/of/bauen-wohnen/Mietspiegel_2026.pdf))

Data basis: rents agreed or changed within the last six years were evaluated for all city districts. The tables differentiate by five building‑age bands (≤1960; 1961–1978; 1979–1994; 1995–2007; 2008–2019), by three location categories, and by basic equipment (with/without central heating, with bath/shower). Values are cold rents per m², exclusive of operating costs. ([offenbach.de](https://www.offenbach.de/medien/bindata/of/bauen-wohnen/Mietspiegel_2026.pdf))

Practical effect: for existing‑tenancy increases under § 558 BGB the Offenbach index can be used as an indicator of the local comparative rent (“ortsübliche Vergleichsmiete”), but courts are not bound by it. The Federal Court of Justice (BGH) confirms that simple indices can serve as indicia; a court may rely on them if the demanded rent sits within the stated band and no convincing counter‑evidence is shown. ([dejure.org](https://dejure.org/dienste/vernetzung/rechtsprechung?Aktenzeichen=VIII+ZR+245%2F17&Datum=13.02.2019&Gericht=BGH&utm_source=openai))」,

Re‑letting in 2026: applying the rent brake in Offenbach

Offenbach is designated by Hesse’s Mieterschutzverordnung as an area with a tense housing market. Until 25 November 2026, the rent brake (Mietpreisbremse) applies to re‑lettings, the 15% cap applies to existing leases, and the condo‑conversion eviction‑protection period is extended. Offenbach is listed explicitly and the validity date is stated in the regulation and on Hesse’s official sites. ([verkuendung.hessen.de](https://verkuendung.hessen.de/sites/verkuendung.hessen.de/files/veroeffentlichungsplattform_plugin/published/1174/GVBl_2025_Nr_74_Regelungstext.pdf))

How to set a lawful first rent on re‑letting: - Start with the local comparative rent (“ortsübliche Vergleichsmiete”). In Offenbach, use the 2026 rent index table for your size, age band, location and basic equipment to determine the appropriate point within the band. As the index is not qualified, document your reasoning. ([offenbach.de](https://www.offenbach.de/medien/bindata/of/bauen-wohnen/Mietspiegel_2026.pdf)) - Apply the rent‑brake cap in § 556d BGB: the agreed net cold rent at re‑letting may not exceed the local comparative rent by more than 10%, unless a statutory exception applies. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/)) - Check the exceptions in § 556f BGB: (i) first letting of a newly built dwelling first used and rented after 1 October 2014; (ii) first letting after a comprehensive modernization; and (iii) permitted excess to reflect modernizations carried out within the last three years per § 556e(2) in conjunction with § 559 BGB. ([shopmedia.haufe-group.com](https://shopmedia.haufe-group.com/media/produktlisten/lexware/ebooks/mietpreisbremse/Mietpreisbremse.pdf?utm_source=openai)) - Fulfil pre‑contract disclosure duties in § 556g(1a) BGB if you rely on an exception (e.g., disclose the prior rent, the modernization facts, or that the unit is a new build). Disclosures must be in text form. Failure can block the exception until cured and create repayment exposure. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__556g.html?utm_source=openai))

Risk note: In June–September 2026, lower‑court rulings in Frankfurt questioned aspects of Hesse’s extension of the Mieterschutzverordnung. The state nonetheless states that the 2025 amendment extends the regime through 25 November 2026 and that a new evidence‑based regulation is targeted by November 2026. Expect litigation risk and seek local counsel for transactions completing near that date. ([hessischer-landtag.de](https://hessischer-landtag.de/termine/ausschuss-fuer-wirtschaft-energie-verkehr-wohnen-und-laendlichen-raum-39-sitzung?utm_source=openai))

Practical tip: the city’s calculator is useful to document your starting point, but for non‑standard units (e.g., >100 m², fully furnished) you must determine the comparative rent by other accepted means (comparable units, expert opinion, or rent database). ([offenbach.de](https://www.offenbach.de/buerger_innen/bauen-wohnen/wohnen/wohnhilfen/mietspiegelberechnung.php?loc=de&utm_source=openai))

Existing leases: the 15% cap and using the 2026 tables

The 15% “Kappungsgrenze” limits rent increases under § 558 BGB within a three‑year period in designated areas. Offenbach has been under the reduced 15% cap since 8 October 2014. The unified Hessian Mieterschutzverordnung confirms the cap for Offenbach through 25 November 2026. The city’s rent‑index brochure also points to this expiry date. After that date, check if a new regulation has entered into force before issuing increases. ([offenbach.de](https://www.offenbach.de/medien/bindata/of/bauen-wohnen/Mietspiegel_2026.pdf))

Process and timing: the rent must have been unchanged for at least 12 months; the request must be in text form and justified with a rent index, three comparable units, an expert report or a rent database. If the tenant consents by the end of the second month after receipt, the increase applies from the beginning of the third following month. The Offenbach brochure sets out these deadlines and acceptable evidence, mirroring § 558a–b BGB practice. ([offenbach.de](https://www.offenbach.de/medien/bindata/of/bauen-wohnen/Mietspiegel_2026.pdf))

Evidence weight: because Offenbach’s index is simple, it does not have the presumption of § 558d BGB. However, the BGH accepts that simple indices can be sufficient indicia; courts may rely on them without expert evidence where the demanded rent falls within the stated band and no credible attack is made. Keep documentation of the apartment’s features, condition and energy state to justify a position within the band. ([dejure.org](https://dejure.org/dienste/vernetzung/rechtsprechung?Aktenzeichen=VIII+ZR+245%2F17&Datum=13.02.2019&Gericht=BGH&utm_source=openai))

Hesse’s Mieterschutzverordnung 2020 as amended in 2025: what applies in Offenbach

Hesse consolidated three instruments into a single regulation: the rent brake for re‑lettings (§§ 556d–g BGB), the 15% cap for existing‑tenancy increases (§ 558 Abs. 3 BGB), and the extended eviction‑protection period after condo conversion (§ 577a Abs. 2 BGB). Offenbach is within the designated area. The 2025 amendment states that, as a transitional solution based on prior evidence, the 2020 regulation’s area remains in force through 25 November 2026 while updated data are prepared. The official materials explain the legal bases and the choice of a unified coverage for all three measures. ([verkuendung.hessen.de](https://verkuendung.hessen.de/sites/verkuendung.hessen.de/files/veroeffentlichungsplattform_plugin/published/1174/GVBl_2025_Nr_74_Regelungstext.pdf))

Official communications from Hesse confirm this timeline and list Offenbach among the affected municipalities. If you plan a re‑letting or a rent increase close to late 2026, verify whether the new regulation has been issued on or before 25 November 2026. ([wirtschaft.hessen.de](https://wirtschaft.hessen.de/Mieterschutzverordnung-vom-18-November-2020-GVBl-S-802?utm_source=openai))

Note on ongoing disputes: stakeholder papers and committee agendas in June 2026 refer to a Frankfurt district‑court ruling on the Mieterschutzverordnung and ask about its effects. These are not higher‑court precedents. Until a new regulation is issued or higher courts decide otherwise, plan on the 25 November 2026 end‑date and budget for challenge risk. Consult a German Fachanwalt für Mietrecht before signing. ([hessischer-landtag.de](https://hessischer-landtag.de/termine/ausschuss-fuer-wirtschaft-energie-verkehr-wohnen-und-laendlichen-raum-39-sitzung?utm_source=openai))

Checklist for foreign landlords and buyers

- For re‑lettings signed in 2026 in Offenbach, cap the initial net rent at local comparative rent + 10%, unless a § 556f BGB exception applies, and give § 556g(1a) BGB disclosures in text form before signature. ([shopmedia.haufe-group.com](https://shopmedia.haufe-group.com/media/produktlisten/lexware/ebooks/mietpreisbremse/Mietpreisbremse.pdf?utm_source=openai)) - For increases in existing leases, apply § 558 BGB with the 15% cap over three years; use the 2026 tables as evidence and keep a written file for the unit. ([offenbach.de](https://www.offenbach.de/medien/bindata/of/bauen-wohnen/Mietspiegel_2026.pdf)) - The 2026 index is not qualified. If challenged, be ready to defend your band placement and condition adjustments; courts may still rely on a simple index as indicia. ([dejure.org](https://dejure.org/dienste/vernetzung/rechtsprechung?Aktenzeichen=VIII+ZR+245%2F17&Datum=13.02.2019&Gericht=BGH&utm_source=openai)) - Transactions scheduled around 25 November 2026 carry regulatory timing risk. Confirm whether a new Hessian regulation has taken effect and seek local legal advice. ([verkuendung.hessen.de](https://verkuendung.hessen.de/sites/verkuendung.hessen.de/files/veroeffentlichungsplattform_plugin/published/1174/GVBl_2025_Nr_74_Regelungstext.pdf))