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Public‑law encumbrances to demand in writing before signing: Erschließungskosten, Baulasten and municipal Auflagen in NRW and Hesse
Checklist of exactly which public‑law encumbrances to request in writing before signing a German property contract — covering Erschließungsbeiträge (BauGB §§127–130), Baulasten (procedures in NRW) and municipal pre‑emption and planning constraints that can prevent or delay a sale.
Why these three items matter (quick legal anchors)
Three categories of public‑law encumbrance commonly cause the biggest surprises for buyers: (1) municipal pre‑emption and planning rights (Vorkaufsrecht, Bebauungsplan measures); (2) Erschließungsbeiträge (charges for road, sewer, drainage work); and (3) Baulasten (formal building burdens recorded with the building authority). The first two are grounded in the federal Building Code (Baugesetzbuch, BauGB): the municipality's statutory pre‑emption right is in §24 BauGB and the rules for levying Erschließungsbeiträge are in §§127–130 BauGB. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/__24.html?utm_source=openai))
1) Vorkaufsrecht / municipal pre‑emption — ask for a written clearance
What to demand: a written municipal decision (Negativattest or a declaratory administrative act) that either (a) the municipality will not exercise its Vorkaufsrecht over the notified transaction, or (b) that the municipality has already decided whether it will exercise the right. Under §24 BauGB municipalities have a statutory right in specific cases; the decision to exercise the right is an administrative act and (where present) can block or reverse a sale. For this reason insist on a written statement from the municipal office that has responsibility for Vorkaufsrechte (usually the planning or legal department). If the municipality can still exercise the right, do not rely on an oral assurance — require the written act. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/__24.html?utm_source=openai))
2) Erschließungsbeiträge — get the contribution decision or a seller's warranty
What to demand: the Erschließungsbeitragsbescheid (contribution assessment) or a clear written statement that no such claim exists for the parcel. The BauGB sets out how municipalities calculate and levy these contributions (see §127 for the levy and §128 for the scope of works and costs); contributions are set by administrative decision. A current, signed Bescheid — or a written certificate from the municipal finance/technical office — is the only document that proves whether the buyer will face additional levies after closing. Ask the seller to provide the last contribution decision and any open instalment agreements. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/__127.html?utm_source=openai))
3) Baulasten — demand an official extract from the Baulastenverzeichnis
What to demand: a certified extract from the Baulastenverzeichnis (schriftliche Auskunft aus dem Baulastenverzeichnis) for the parcel. In North Rhine‑Westphalia the Baulastenverzeichnis is kept by the Bauaufsichtsbehörde and any party who demonstrates a legitimate interest may request an extract; the NRW state portal describes the application process and typical ID and Grundbuchauszug requirements. Baulasten can impose building/usage obligations (setbacks, access rights, prohibition of separate subdivision) that reduce marketability or block financing; a written extract is the usual proof sellers should deliver. For NRW you can apply via the state Bauportal or the municipal building office; municipalities such as Köln and Düsseldorf publish local application procedures and offer written extracts. ([bauordnung.nrw](https://www.bauordnung.nrw/paragraf/85-baulasten-baulastenverzeichnis/?utm_source=openai))
NRW vs Hesse — what I verified and what you must check locally
I verified the federal legal bases (BauGB §§24, 127–130) and the NRW state practice for Baulasten (BauO NRW §85 and the NRW Bauportal guidance and municipal pages). For Hesse: the federal BauGB rules on Erschließung and Vorkaufsrecht apply in principle, but Baulasten and administrative procedure are regulated by the state Bauordnung (Landesrecht). Within the three‑search limit for this piece I could not locate a single official Hessen Baulasten page to cite; therefore, for Hesse demand the same documents (municipal decision on Vorkaufsrecht, Erschließungsbeitragsbescheid, and a Baulasten‑Auskunft from the local Bauaufsichtsbehörde) and obtain them from the municipal building/technical office or through your notary. Where a state‑level provision is critical, ask your notary to obtain the official extract before signing. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/__24.html?utm_source=openai))
Practical wording and next steps (non‑advisory)
Practical steps: (a) Ask the seller to deliver, before notarisation: the municipal written decision on Vorkaufsrecht (or a dated certificate of non‑exercise), the latest Erschließungsbeitragsbescheid and any payment plan, and a certified Baulasten‑Auskunft from the local Bauaufsichtsbehörde. (b) Insist that your notary include a condition in the purchase contract that the act of conveyance becomes effective only after you have received and reviewed those written documents — or allow a withdrawal if a municipality exercises a right or a new Bescheid is issued. These are standard defensive steps; for specific contract text and legal consequences consult a German real‑estate lawyer or the notary who will handle the notarisation. The statutory bases cited above are your starting points for municipal enquiries. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/__24.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.
