Landlord Notice Periods After 20 Years of Tenancy

Germany is known for strong tenant protection, and staggered notice periods are a core part of it. Anyone who has lived in the same flat for a long time reasonably wonders how much notice a landlord must give before ending the tenancy — and whether an especially long tenancy, like 20 or 25 years, changes anything further.

The statutory rule: Section 573c BGB

Under Section 573c BGB, a landlord's ordinary notice period extends by three months after five years of tenancy, and again after eight years. The base period is three months, giving this pattern:

Up to 5 years of tenancy: 3 months
From 5 years: 6 months
From 8 years: 9 months

Important: this staggering caps at nine months. After 20, 25, or even 40 years of tenancy, it stays at nine months — the law does not extend it further. This rule also applies only to termination by the landlord. As a tenant, you can still terminate with the regular three-month notice regardless of how long you've lived there.

Can a landlord still terminate after 20 or 25 years?

Yes, but only with a legally recognized reason. A long tenancy protects against termination without cause, not against every termination. The most common valid grounds are:

Owner's personal use (Eigenbedarf), when the landlord or a close family member needs the flat themselves.
Serious breach of contract by the tenant, such as persistent rent arrears.
Economic exploitation of the property that would spare the landlord significant disadvantage — courts apply particularly strict requirements to this ground.

Even with a valid reason, the landlord must observe the full notice period tied to the tenancy's length and state the grounds formally and correctly.

Why this matters for long-term tenants

The extended notice period gives tenants who've lived somewhere for many years significantly more time to plan a move — especially valuable in tight rental markets. Tenants also often have the right to object to an ordinary termination and demand continuation of the tenancy on hardship grounds (the "social clause," Sections 574 ff. BGB) — a separate protection that exists independently of the notice period itself.

How Waitly can help

If a move after many years does become necessary, Waitly's apartment search can help track available listings in an organized way, instead of following individual ads by hand.

Frequently Asked Questions

What notice period applies after 20 years of tenancy?

Nine months — the same as after eight years. The staggering under Section 573c BGB caps at nine months and does not extend further.

Can a tenant still be terminated after 25 years?

Yes, but only with a legally recognized reason such as owner's personal use or a serious breach of contract, and only with the full nine-month notice period.