Wärmenetzpaket (Bundeskabinett, 26 Aug 2026): a worked example and notary clauses for buyers

What the Bundeskabinett decided on 26 August 2026

On 26 August 2026 the federal cabinet (Bundeskabinett) adopted the Eckpunkte for a so‑called Wärmenetzpaket. The papers state that the current rules (the Allgemeine Bedingungen für die Versorgung mit Fernwärme, AVBFernwärmeV, and the FFVAV on metering and billing) are to be brought together and updated in a new Wärmenetzgesetz. Crucially for buyers and tenants, the cabinet paper says that where a landlord or a third party makes "erhebliche Investitionen" (substantial investments) in heating equipment or in connecting a building to a district‑heating network, a monthly additional burden on tenants of up to €0,50 per square metre of living space shall be permissible. This decision is published as Eckpunkte (policy points) and is the basis for a draft law to be prepared by the federal ministry; it is not, at this stage, a final statute.

The arithmetic — worked example for a 70 m² flat

The cap is simple arithmetically. Multiply the per‑square‑metre cap by the apartment area. At €0.50/m²/month for a 70 m² flat the permitted monthly pass‑through is €0.50 × 70 = €35. Annually that equals €35 × 12 = €420. A landlord who seeks to recover higher monthly charges from tenants for a qualifying investment may therefore only allocate up to €35 per month under the cabinet's Eckpunkte — any claimed extra must be borne by the landlord or covered by other funding unless the draft law changes the detail.

How to reflect the cap in service‑charge forecasts

When you build a service‑charge (Nebenkosten) forecast for purchase due diligence, treat the €0.50/m² cap as a deterministic ceiling for any future monthly special‑charge component tied to heating‑system investments or network‑connection costs. For a 70 m² unit enter a contingency line of +€35/month (or +€420/year) labelled "max. pass‑through under Wärmenetzpaket (Eckpunkte)". If the seller or manager projects higher pass‑throughs, replace those lines with (a) the capped amount and (b) a note showing the excess and who is contractually liable to pay it. Do not rely on draft Eckpunkte becoming law without checking the final text: the cabinet paper instructs the ministry to convert the AVBFernwärmeV and FFVAV into a new law, and the exact scope and timing will follow the legislative process.

Exact notary clauses buyers should insist on (sample wording)

Below are sample contract clauses you should propose to your Notar and solicitor. These are model wordings to negotiate — they are not a substitute for legal advice.

1) Document delivery and warranty clause (seller): "Der Verkäufer sichert zu und stellt je unverzüglich, spätestens bei Beurkundung, dem Käufer vollständige und abschließende Kopien der letzten drei Jahresabrechnungen der Hausverwaltung, der Protokolle der Wohnungseigentümergemeinschaft (WEG) der letzten drei Jahre, aller dem Verkäufer bekannten Vor‑ und Vertragsangebote sowie sämtlicher Schriftwechsel mit Wärmeversorgern, die den Anschluss an ein Wärmenetz, Heizungs‑Erneuerungen oder Investitionsankündigungen betreffen, zur Verfügung." This forces disclosure of municipal notices, supplier offers and WEG minutes that reveal planned works or cost allocations.

2) Cap‑recognition and seller indemnity: "Der Verkäufer verpflichtet sich, dass dem Käufer bis zum Zeitpunkt der Eigentumsübertragung keine Maßnahmen, Beschlüsse oder Vereinbarungen bekannt sind, die eine Umlage auf die Wohnung verursachen würden, welche 0,50 €/m²/Monat überschreitet. Kommt es innerhalb von 24 Monaten nach Eigentumsübertragung zu Nachforderungen, die auf Handlungen vor dem Beurkundungstag zurückzuführen sind, wird der Verkäufer den Käufer von solchen Zahlungsverpflichtungen freistellen." As a practical example: for 70 m² this limits recoverable monthly sums to €35; the indemnity addresses charges traceable to pre‑contract events.

3) Escrow / retention for pending measures (example): "Zur Sicherung etwaiger Nachforderungsansprüche wird vom Verkäufer bei Notar hinterlegt: ein Betrag in Höhe von 0,50 €/m² × Wohnfläche × 24 Monate (Beispiel: 0,50 × 70 × 24 = 840 €), zahlbar in bar/auf Treuhandkonto. Freigabe erfolgt nach einvernehmlicher Prüfung der tatsächlichen Kosten durch Käufer, Verkäufer und Verwalter, spätestens nach 24 Monaten." You may negotiate a different retention period or amount; the numerical example shows the arithmetic and is negotiable. Always instruct your Notar to check WEG‑protokolle and any Versorger‑correspondence before signing.

Practical checklist and next steps

Before notarisation demand the documents listed above and obtain a written statement from the seller about any pending or projected Wärmenetz‑related works. Build the capped €0.50/m² into your operating‑cost model for every affected flat and compare the capped extra to any seller‑forecasted uplift. Where forecasts exceed the cap seek either a seller indemnity, an escrow retention (example calculation above) or a contractual condition precedent to completion.

Finally, remember the Eckpunkte are a cabinet decision that instructs the ministry to prepare a law; check the final Wärmenetzgesetz text and the published timetable before relying on particulars of enforcement or scope. In every case instruct a German Notar and, for contract drafting and indemnities, a specialised Rechtsanwalt (construction or real‑estate law).