Ending a Tenancy: Eigenbedarf, Notice Periods, and the NRW Sperrfrist

German residential tenancies are open-ended. Under §573 BGB you may only terminate with a berechtigtes Interesse, and terminating in order to raise the rent is expressly forbidden.

The three grounds (§573(2))

1. Serious culpable breach by the tenant.
2. Eigenbedarf – you need the flat for yourself, family members, or members of your household.
3. Hinderung angemessener wirtschaftlicher Verwertung – deliberately narrow. The statute excludes "I could get more rent" and "I want to sell it as a condo".

Eigenbedarf realistically. The need must be concrete and present, and the Kündigungsschreiben must name the person and the reason (§573(3)) – reasons added later generally do not count. If a comparable flat in the same building or complex falls vacant during the notice period, you should offer it (Anbietpflicht); since BGH VIII ZR 44/16 (14.12.2016) breaching that no longer voids the notice, but it does trigger damages. Vorgetäuschter Eigenbedarf – needing the flat and then not using it – is the classic disaster: moving costs, rent differentials and agent fees, plus a credibility problem in court.

Notice periods (§573c): 3 months, rising to 6 months after 5 years and 9 months after 8 years of tenancy. Serve by the third working day of a month.

The tenant's veto. Under §574 BGB the tenant may object on hardship grounds (age, illness, no affordable alternative), in writing at latest two months before the end date – and that deadline only runs if you pointed the right out (§568(2)). Courts do grant continuations.

The NRW Sperrfrist – read this before you buy. §577a BGB blocks Eigenbedarf and Verwertungskündigung for three years after a flat converted into Wohnungseigentum while let is sold; states may extend this to ten. The Mieterschutzverordnung NRW sets eight years in its 57 municipalities, including Bonn, currently to 28 February 2030. Buy a recently converted tenanted flat in Bonn and you may be unable to move in for the better part of a decade.

Pending: the 2026 "Mietrecht II" bill would further extend tenant cure rights. Not yet law.