Why German service charge statements need a second look
In a German commercial lease the tenant only pays the operating costs that the lease clearly assigns to them. Everything else stays with the landlord. Shopping centres, office buildings and retail parks often charge dozens of positions – centre management, marketing, security, maintenance of common areas, insurance, property tax – distributed by keys that are hard to follow from abroad.
German rules also differ from what most head offices know: there is no statutory deadline for the landlord's back-charges in commercial leases, the property tax was reassessed from 2025, and VAT may apply to the whole service charge. Our guide to German commercial service charges explains the basics.
What we check
Formal requirements
Total costs, allocation key, your share and advance payments – a statement missing these is formally deficient.
What may be charged
Every position is matched against the lease clause. Unclear or uncapped clauses (e.g. centre management, common-area maintenance) can be invalid.
Allocation keys and areas
Lettable area, weighting in shopping centres, vacancy – vacant units are the landlord's risk, not yours.
Heating, CO2 and VAT
In non-residential buildings the landlord bears half of the CO2 costs. VAT must be calculated on net costs.
Deadlines
When the statement was due, until when you can object, and when refund claims become time-barred.
Report and letter
You receive a detailed audit report and an objection letter in German that you can send to the landlord.
How it works
Send the statement
Upload the service charge statement; the lease can follow later. Supporting invoices help but are not required.
Automated pre-check
Our software checks the statement – depending on the case usually within 2 to 60 minutes.
First assessment
You receive a first assessment by e-mail: how conspicuous is the statement, and where is the potential?
Report and enforcement
On request we prepare the detailed report and objection letter. Enforcement, if needed, runs through our partner law firm.
- Free
- pre-check up to 750 m²
- 36 months
- back, depending on the lease
- Hamburg
- German company, data hosted in Frankfurt
- RDG
- registered legal service provider
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Frequently asked questions
Do you work with head offices outside Germany?
Yes. We check the German statements of your stores and explain the results in English. The objection letter to the landlord is in German.
What does the audit cost?
The pre-check and first assessment are free for single statements up to 750 m². The detailed report is quoted after the first assessment; portfolios get an individual offer. See pricing.
Which documents do you need?
The service charge statement is enough to start. In most cases we also need the lease, which you can send later. Invoices are helpful but optional.
We already paid the statement. Is it too late?
No. Paying does not mean accepting the statement. Refund claims usually become time-barred three years after the end of the year in which the statement was received.
How is our data protected?
Data is hosted by AWS in Frankfurt; all processors have data processing agreements. Details on our security page.
Have your German service charges checked
Send us one statement first – the pre-check is free up to 750 m².