Stuttgart 2026: rent brake (§556d BGB) and 15% cap to 31 Dec 2026

What changed on 1 January 2026

Baden‑Württemberg re‑enacted its Rent Limitation Ordinance (Mietpreisbegrenzungsverordnung, “MietBegrenzVO BW”) with effect from 1 January 2026 and set its expiry for 31 December 2026. Stuttgart is within the designated areas. The ordinance implements the federal rent brake in §556d BGB (max. 10% above the local reference rent at re‑letting). The state acted after the federal legislature extended the rent‑brake enabling power to 31 December 2029. ([baden-wuerttemberg.de](https://www.baden-wuerttemberg.de/index.php?dl=1&eID=dumpFile&fn=GBl._2025_Nr._144_vom_19.12.2025_signed.pdf&r=459799&t=r&token=6e85d534403bba3acff4f68029a14e664fdf79ea))

Separately, Baden‑Württemberg also issued a new Capping‑Limit Ordinance (Kappungsgrenzenverordnung, “KappVO BW”), in force from 1 January 2026 until 31 December 2026, which lowers the three‑year cap for rent increases in existing tenancies to 15% (instead of 20%) in named municipalities, including Stuttgart. ([baden-wuerttemberg.de](https://www.baden-wuerttemberg.de/index.php?dl=1&eID=dumpFile&fn=GBl._2025_Nr._145_vom_19.12.2025_signed.pdf&r=459800&t=r&token=e262d8171496c24e42b666b6912f66871b551169))

New lettings in Stuttgart: the rent‑brake limit

At the start of a new tenancy in Stuttgart, the agreed net cold rent may exceed the local reference rent (ortsübliche Vergleichsmiete) by no more than 10%, unless a statutory exception applies. This is the rent brake under §556d BGB, as implemented by the MietBegrenzVO BW that lists Stuttgart among 130 covered municipalities for 2026. ([gesetze-im-internet.juris.de](https://www.gesetze-im-internet.juris.de/bgb/__556d.html?utm_source=openai))

Key exceptions you can rely on only if you inform the tenant before they sign (§556g(1a) BGB): first letting of a building first occupied after 1 October 2014 and the first letting after a “comprehensive modernisation” (§556f BGB); a higher last‑rent (Vormiete) in the same unit (§556e(1) BGB); and modernisation work carried out within the last three years, which can be added using the §559 BGB formula (§556e(2) BGB). Courts treat “comprehensive modernisation” narrowly; the Federal Court of Justice has indicated a cost threshold of roughly one‑third of a comparable newbuild (excluding pure repairs). ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__556g.html?utm_source=openai))

For furnished lets, the rent brake still applies. Legislators and case‑law expect any furniture surcharge to be shown transparently; if it is not itemised, the tenancy may be treated as unfurnished for the rent‑brake check. This area is technical and disputed; obtain specialist advice before relying on a surcharge. ([bundestag.de](https://www.bundestag.de/resource/blob/1062044/WD-7-088-24-pdf.pdf?utm_source=openai))

To determine the local reference rent, use Stuttgart’s qualified rent index (qualifizierter Mietspiegel) for 2025/2026, recognised on 6 December 2024 and applicable from 1 January 2025 to 31 December 2026, or the city’s calculator. ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf?utm_source=openai))

Existing tenancies: the 15% three‑year cap in Stuttgart

For increases to the local reference rent in an ongoing tenancy (§558 BGB), the general cap is 20% in three years. In Stuttgart the KappVO BW lowers this to 15% between 1 January 2026 and 31 December 2026. The cap applies only up to the local reference rent; you cannot raise beyond it even if the percentage headroom suggests more. ([gesetze-im-internet.juris.de](https://www.gesetze-im-internet.juris.de/bgb/__558.html?utm_source=openai))

Timing rules matter. You may demand a §558 increase only after 12 months since the last increase, and it becomes effective after a further two full months, meaning the rent must have been unchanged for at least 15 months at the effective date. The tenant’s consent is required for a §558 increase. ([haufe.de](https://www.haufe.de/id/kommentar/pruettingwegenweinreich-bgb-kommentar-bgb-558-bgb-i-allgemeines-HI16995114.html?utm_source=openai))

What is excluded from the 15% cap? Statute excludes modernisation increases under §559 BGB and operating‑cost adjustments under §560 BGB from the §558 cap calculation. If you rely on §559, the national modernisation cap in §559(3a) applies: within six years, increases from modernisation may not exceed €3.00/m² (or €2.00/m² where the pre‑increase rent is below €7.00/m²); the percentage rate is 8% of eligible costs. These rules are federal and apply in Baden‑Württemberg. ([gesetze-im-internet.juris.de](https://www.gesetze-im-internet.juris.de/bgb/__558.html?utm_source=openai))

Index rents and special cases

If you have an Indexmiete under §557b BGB, the 15%/20% capping rule of §558(3) BGB does not apply to index adjustments; the index mechanism replaces §558 while the contract is in force. The rent brake still applies to the initial rent at contract start. Check your clause carefully; courts expect a clear, stand‑alone index clause. ([finanztip.de](https://www.finanztip.de/mietvertrag/indexmiete/?utm_source=openai))

On furnished re‑lettings, the rent brake applies, but practice on furniture surcharges is uneven. The Bundestag’s research service notes proposals to clarify that unitemised surcharges are disregarded for the rent‑brake test. Treat any surcharge with caution and keep documentation. ([bundestag.de](https://www.bundestag.de/resource/blob/1062044/WD-7-088-24-pdf.pdf?utm_source=openai))

Finally, Stuttgart’s qualified rent index 2025/2026 explains the 15% cap and how to use the local reference rent. The city’s housing pages also confirm that Stuttgart is covered by both the rent brake and the 15% cap for 2026. ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf?utm_source=openai))

Enforcement, risks and next steps

If you charge above the permitted level, tenants can normally reclaim overpayments for up to 30 months, subject to the statutory rügeverfahren (formal complaint). Stuttgart warns separately that demanding excessive rents can be punished as an administrative offence under §5 of the Economic Offences Act (WiStrG). ([bmjv.de](https://www.bmjv.de/DE/themen/verbraucherschutz/kaufen_reisen_wohnen/mietrecht/mietrecht_node.html?utm_source=openai))

What to do now: - For a re‑letting in 2026, run the Stuttgart rent‑index calculation, then apply the 10% rent‑brake margin only if no exception applies. If you rely on an exception, give the §556g(1a) pre‑contract information to the tenant in text form. ([stuttgart.de](https://www.stuttgart.de/mietspiegel?utm_source=openai)) - For an in‑tenancy §558 increase, check the last‑increase date (12‑month bar; 15‑month minimum), calculate the local reference rent, and cap the total three‑year rise at 15% in Stuttgart through 31 December 2026. ([haufe.de](https://www.haufe.de/id/kommentar/pruettingwegenweinreich-bgb-kommentar-bgb-558-bgb-i-allgemeines-HI16995114.html?utm_source=openai)) - For modernisation, use §559 BGB (8% of eligible costs) but observe the €3.00/€2.00 per m² six‑year ceiling and exclude repair costs. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__559.html?utm_source=openai))

This article is not legal advice. For a specific building or tenancy, ask a German Mietrecht lawyer or a Stuttgart‑based Hausverwaltung with experience in §556d/§558/§559 calculations. Keep all evidence (previous rent, works invoices, disclosures) in your file. ([stuttgart.de](https://www.stuttgart.de/leben/wohnen/rund-ums-wohnen/mietpreise-und-mietspiegel?utm_source=openai))