Notice to quit from the landlord: what to do?

Last updated: October 2026

Your landlord is terminating the tenancy of your flat. That is a shock, but you do not have to move out right away. A termination needs a reason, a notice period and the right form. It is often worth having it checked.

Sample letter

Max Muster (Vermieter) · Bergstraße 2 · 12345 Musterstadt

Frau und Herrn Beispiel
Ahornallee 21, 2. OG links
12345 Musterstadt

Musterstadt, 2. November 2026Mietvertrag vom 1. März 2019

Kündigung des Mietverhältnisses

Sehr geehrte Frau Beispiel, sehr geehrter Herr Beispiel,

hiermit kündige ich das Mietverhältnis über die Wohnung Ahornallee 21, 2. OG links, ordentlich zum 30. April 2027.

Grund der Kündigung ist Eigenbedarf: Meine Tochter Lea Muster beendet im Frühjahr ihr Studium in Beispielstadt und kehrt nach Musterstadt zurück. Sie benötigt die Wohnung für sich selbst.

Hinweis: Sie können der Kündigung widersprechen und die Fortsetzung des Mietverhältnisses verlangen, wenn die Beendigung für Sie oder Ihre Familie eine Härte bedeuten würde. Der Widerspruch muss schriftlich erfolgen und mir spätestens zwei Monate vor Beendigung des Mietverhältnisses zugehen.

Mit freundlichen Grüßen
Max Muster

Made‑up sender, made‑up names. The letter often looks like this or similar.

What does the letter mean?

Your landlord wants to end the tenancy agreement. An ordinary termination like the sample needs a reason, for example personal use (Eigenbedarf: the landlord or their family wants to move in themselves) or repeated breaches of the contract. The reason must be in the letter. Without a reason, a landlord usually cannot terminate a flat.

An immediate termination (fristlose Kündigung) is something different. It takes effect at once and only comes for serious reasons, for example if you are two months' rent in arrears. If you pay all the rent arrears within two months after the eviction lawsuit, an immediate termination for rent arrears usually becomes invalid. But this works only once in two years. But often the landlord also gives ordinary notice at the same time. That notice does not become invalid through the payment. So go to a counselling centre right away if you receive a termination because of rent arrears.

A termination must come in writing on paper with a signature. An email, a text message or a spoken word is not enough. You only have to move out when the notice period has ended. If you do not move out, the landlord has to file an eviction lawsuit (Räumungsklage) in court. He may not lock you out himself.

Deadlines

The notice period depends on how long you have lived in the flat: up to 5 years 3 months, from 5 years 6 months, from 8 years 9 months. In the sample the family has lived there for more than 5 years, so 6 months. The termination must reach you by the third working day of a month for that month to count. If you live in a house with only two flats in which the landlord also lives, special rules apply. Then he may terminate without a reason, but the notice period is 3 months longer.
Objection on grounds of hardship (social clause): at the latest 2 months before the end of the tenancy, in writing. In the sample, that is by the end of February 2027. If the landlord did not point out the objection in the letter, you can still object later.
An immediate termination gives no notice period. Still, you do not have to leave the same day: the landlord must sue first, and the court can give you time to move out.

What you can do

Stay calm and do not move out right away. Do not sign anything you do not understand, for example a termination agreement.
Check the termination: is it signed and on paper? Does it give a reason? Does the notice period match how long you have lived there? Mistakes often make a termination invalid.
Have the termination checked quickly: at a tenants' association (Mieterverein), at your city’s tenant advice service or with a lawyer for tenancy law. With a low income you can get a legal advice voucher (Beratungshilfeschein) at the local court (Amtsgericht).
If moving out would be a particular hardship for you, for example because of old age, illness, pregnancy or because you cannot find a replacement flat, object in writing. Send it in a way that lets you prove it arrived.
Keep paying the rent on time. With rent arrears: ask the Jobcenter or the social welfare office for help before it comes to an eviction lawsuit. Rent arrears can often be taken over so that you keep the flat.
If an eviction lawsuit comes from the court, reply within the deadline in the letter. Help with finding a flat is available at your city’s housing office (Wohnungsamt). If you do not reply, the court can decide without you.

This guide does not replace legal advice. Every letter is different: deadlines and amounts apply as they are written in your letter. If you have questions, an advice centre can help.