Apartment Handover & Protocol: Meters, Keys & Risk Transfer

The economic transition (Besitzübergang / Nutzen-Lasten-Wechsel) occurs on the day the purchase price is paid in full (§446 BGB), not months later upon Grundbuch registration. On this exact day, the economic risks and rewards transfer to you.

The Handover Protocol (Übergabeprotokoll): Whether vacant or tenanted, a formal handover protocol is indispensable.

• Utility Meters: Record serial numbers and exact readings for electricity, gas, water, and heat allocation meters (Heizkostenverteiler). Photograph every meter. These readings establish the precise demarcation line between seller and buyer utility billing.
• Keys: Count and test every single key: apartment door, building entrance, cellar, mailbox, and master keys (Schließanlage). Note any missing keys in writing.
• Defects & Condition: Document newly discovered damages or agreed clearing duties (Besenreine Übergabe).
• Sitting Tenancies: If buying tenanted, introduce yourself in writing to the tenant, provide your banking details for rent payments starting from the month following payment, and take over the original signed lease, handover protocol, and deposit account transfer (§566a BGB).