Listing your apartment without a broker (Makler) in Germany is easier than ever. Since the 2015 Bestellerprinzip law changed how agent commissions work, landlords who hire brokers must pay the commission themselves rather than passing it to tenants. This shift has made many landlords reconsider whether they need a broker at all.

This guide covers everything you need to list and rent your apartment independently: choosing platforms, writing effective listings, taking photos that attract tenants, screening applicants properly, and handling viewings efficiently.

Why skip the broker?

Before 2015, landlords could hire a broker and have the tenant pay the commission (typically two to three months' rent). The Bestellerprinzip ended this by establishing that whoever hires the broker pays them. If you commission a Makler, you pay.

This means using a broker now costs you money directly. For many landlords, especially those with just one or a few properties, this expense is hard to justify when modern platforms make self-listing straightforward.

Benefits of listing without a broker: save the commission fee (often 2+ months' rent plus VAT), maintain direct control over tenant selection, communicate directly with prospective tenants, and better understand what tenants are looking for.

The tradeoff is time. You handle the listing creation, inquiries, viewings, and screening yourself. For landlords who enjoy the process or have time available, this is worthwhile. For those who prefer hands-off management, a broker or property management service might still make sense.

Platform comparison

Several platforms serve the German rental market. Each has different features, costs, and audiences.

Immobilienscout24 is the largest German real estate platform. Basic listings are possible for private landlords, though promoted listings cost extra. High traffic means more applicants but also more noise to filter through.

Immowelt is another major platform with good coverage across Germany. Costs and features are similar to Immobilienscout24. Worth listing on both to maximize reach.

Kleinanzeigen (formerly eBay Kleinanzeigen) offers free listings in a classifieds format. It attracts both bargain hunters and people tired of premium platform costs. Good for reaching a different audience, though the interface is less polished.

Domily focuses on transparency and direct landlord-tenant communication. The platform eliminates hidden fees and simplifies document handling. Landlords pay once per listing rather than recurring fees, while tenants use a credit-based system. It is particularly useful if you want a modern, straightforward experience.

WG-Gesucht specializes in shared apartments but also lists entire apartments. If your property suits roommates or you are open to WGs, this platform reaches that audience effectively.

Listing on multiple platforms increases visibility. The effort of creating one good listing pays off when you copy it across several sites.

Writing an effective listing

A good listing attracts suitable tenants and filters out unsuitable ones. Clear, honest, detailed descriptions save everyone time.

Start with essential facts: apartment size in square meters, number of rooms (German counting: a "2-Zimmer-Wohnung" has one bedroom plus a living room), location (neighborhood, proximity to public transport), Kaltmiete and Nebenkosten clearly stated, available from (date), and minimum rental period if any.

Describe the apartment honestly: layout and room sizes, condition (renovated, original condition, etc.), what is included (fitted kitchen, appliances, furniture), heating type (gas, district heating, electric), flooring types, storage (basement, attic space), and parking if available.

Describe the building: year built, number of floors and which floor the apartment is on, elevator or stairs only, building condition, and how many units total.

Describe the neighborhood: public transport options and walking distances, supermarkets, shops, restaurants nearby, parks or green spaces, and general character (quiet residential, lively urban, etc.).

Be specific about who should apply: any requirements (non-smoking, no pets, etc.), what documents you will request, and your availability for viewings.

Avoid vague descriptions like "nice apartment" or "great location." Specific details help tenants evaluate quickly whether your place fits their needs.

Taking photos that work

Photos sell apartments. Poor photos lead to fewer inquiries and worse applicants.

Preparation: clean and declutter every room, open all curtains and blinds, turn on lights to supplement natural light, remove personal items from surfaces, and make beds, arrange cushions, clean mirrors.

Technical tips: shoot during daylight hours, use landscape orientation (horizontal), stand in corners to show maximum room space, keep the camera level (not tilted), and take multiple shots of each room.

What to photograph: every room from its best angle, kitchen appliances and storage, bathroom fixtures, view from windows, balcony or terrace if present, building entrance and facade, storage spaces (basement, etc.), and neighborhood features if appealing.

Smartphone cameras work fine if lighting is good. The key is thoughtful composition, not expensive equipment.

Consider including a floor plan. Many tenants filter listings by whether floor plans are available. Simple floor plan tools exist online, or you can sketch one yourself.

Setting the right price

Pricing too high means fewer applicants and longer vacancy. Pricing too low leaves money on the table and may attract tenants who will struggle when you eventually raise rent.

Check the Mietspiegel: Most German cities publish a rent index (Mietspiegel) showing average rents for apartments by size, condition, location, and features. Your local Mietspiegel is the starting point for fair pricing.

Research comparable listings: Search platforms for similar apartments in your area. Note what they charge for similar size, condition, and location. Your rent should be competitive with these.

Factor in Mietpreisbremse: In many German cities, the rent cap law limits what you can charge for new tenancies. Generally, rent cannot exceed 110% of the local Mietspiegel average. Exceptions exist for new construction and comprehensive renovations. If unsure, consult local tenant/landlord regulations.

Consider your apartment's strengths and weaknesses: A renovated kitchen, good insulation, or a balcony justify higher rent. Poor natural light, street noise, or an inconvenient layout might require pricing lower to attract tenants.

For Nebenkosten estimates, use historical data from previous tenants or estimate 2-4 euros per square meter as a rough guide. Underestimating Nebenkosten makes your listing look cheaper but causes problems at reconciliation time.

Screening tenants

Good tenant screening reduces problems. You want tenants who pay rent reliably, maintain the apartment, and cause no conflicts.

Documents to request:

SCHUFA or credit report: Shows the applicant's credit history and any defaults. A clean SCHUFA is a good sign. Applicants can obtain this from meineschufa.de or free services like Bonify.

Proof of income: Last three payslips or an employment contract showing salary. Freelancers might provide tax returns or invoices. A common benchmark: net income should be at least three times the Warmmiete.

Mietschuldenfreiheitsbescheinigung: A letter from the previous landlord confirming rent was paid on time. Not everyone can provide this (first-time renters, those from abroad), but it is valuable when available.

ID copy: Passport or ID card to verify identity.

Selbstauskunft: A personal questionnaire covering employment, income, number of household members, and whether they have pets. Standard forms are available online.

For foreigners without German documents, alternatives include bank statements showing savings, job contracts, or a guarantor (Bürge). More details on tenant documentation in our guide on documents needed to rent in Germany.

Legal requirements for landlords

German law imposes specific obligations on landlords when listing and renting apartments.

Energieausweis (energy certificate): Required for all rental listings. The certificate shows the building's energy efficiency and must be available to prospective tenants at viewings. Fines apply for advertising without it.

Wohnflächenberechnung: The apartment size in your listing must be accurate according to official measurement standards (Wohnflächenverordnung). Overstating size can lead to tenant claims for rent reduction.

Anti-discrimination: You cannot refuse tenants based on race, ethnicity, religion, gender, age, disability, or sexual orientation. Criteria must relate to legitimate rental interests (income, references, etc.).

Data protection (DSGVO): Applicant data must be handled according to privacy regulations. Request only information relevant to the rental decision. Delete data from rejected applicants.

Wohnungsgeberbestätigung: You must provide this landlord confirmation form to tenants within two weeks of move-in so they can register their address. Refusal is illegal.

Managing viewings efficiently

Individual viewings for every applicant take enormous time. Group viewings are standard in Germany and more efficient.

Group viewing approach: invite multiple applicants to the same time slot, show the apartment to everyone together, answer questions once for the group, and collect applications and documents.

This works well in competitive markets where you expect many applicants. It is less appropriate for high-end properties or situations where you want personal interaction with each candidate.

Individual viewings: allow for deeper conversation and impression, better for evaluating personality fit, more time-consuming but more thorough.

During viewings: be on time, have the apartment clean and well-presented, bring copies of floor plans or key information, explain practical details (heating, garbage, parking), note your impressions of each applicant, and collect documents or request them be submitted afterward.

Using technology for management

Modern tools simplify landlord tasks. For managing one or a few properties, spreadsheets and email work. For larger portfolios or streamlining processes, dedicated software helps.

Our guide on property management software for landlords covers options including payment tracking, document storage, communication tools, and template generation.

Digital communication through proper channels creates records. Avoiding purely verbal agreements protects both parties.

After finding a tenant

Once you select a tenant, the process continues:

Create the rental contract (Mietvertrag): Use a proper contract template. German rental law is complex, and DIY contracts can contain invalid clauses. Consider getting a standard contract reviewed.

Handle the deposit (Kaution): Maximum three months Kaltmiete. Must be held in a separate, interest-bearing account.

Conduct move-in handover (Übergabe): Walk through the apartment together, document condition with an Übergabeprotokoll, note meter readings, and hand over keys.

Provide Wohnungsgeberbestätigung: The form your tenant needs to register their address.

How Domily helps landlords

Domily simplifies the landlord experience by combining listing, communication, and documentation in one platform.

Instead of juggling multiple listing sites and email threads, you manage everything from a single dashboard. Document requests and sharing happen within the platform. Communication stays organized.

The pricing model is straightforward: landlords pay once per listing, not recurring subscription fees. This makes it cost-effective for landlords with few properties who do not want ongoing software costs.

Tenants benefit from transparency and direct communication, which means better-quality applicants who know what they are applying for.

Summary

Listing your apartment without a broker in Germany is manageable with the right approach. Choose platforms strategically, write detailed and honest listings, take good photos, price competitively, and screen tenants thoroughly.

The time investment pays off through commission savings and direct control over your property. Modern platforms and tools make independent landlording more accessible than ever.

Whether you manage one apartment or several, the key is organization: clear processes for listings, viewings, screening, and documentation. Get these right, and finding reliable tenants becomes straightforward.