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MONEY

Everything you need to know about German inheritance law

If you're planning on living in Germany for a while, you may have considered making a will. But if you don't, your estate could be subject to German inheritance law. Here's what you need to know.

Will
A man writes his will. Photo: picture alliance/dpa/dpa-tmn | Christin Klose

What happens if I don’t make a German will?

Under the EU Succession Regulation, that largely depends on where you have your primary residence and your original nationality. 

If you’re not a German citizen but nonetheless live in the country, German law will automatically apply after your death. Germany also recognises foreign wills, so if you have already written one in your home country then this can be used to determine who will inherit your assets and estate. However, since German law will be applicable and German courts will ultimately make decisions on the execution of your will, clauses that contradict German law (i.e. if you try to disinherit your heirs) will be invalid. 

Under EU law, you do have the right to specify whether you would like the laws of the country you reside in (Germany) or those of your home country to apply, though it will be up to your successors to enact this wish via what’s known as a ‘choice of court’ agreement. 

If you are a German citizen who is resident in Germany and die without leaving a will, then German inheritance laws will automatically apply. 

Things get a lot more complicated the second you introduce multiple passports and residences, however, since it may not be clear which law applies. In some particularly difficult cases, one co-heir may argue that Germany was the main residence and receive the appropriate Certificate of Inheritance according to German law. Then, a further co-heir will argue the case for another place of residence, meaning the first Certificate of Inheritance has to be discarded. 

READ ALSO: When will Germany relax its dual citizenship laws?

For these reasons, it can be incredibly worthwhile for foreigners to at least make a record of which law they would like to apply after their passing, even if they don’t make a will. Here’s what to expect from German law. 

German inheritance law: the basics 

If a German citizen passes away without making a will, the concept of statutory succession will apply. This fancy-sounding legal term essentially just means that your estate will be passed to your immediate relatives.

For the purposes of prioritising these relatives, they are split into three groups:

  • The first group is comprised of your ‘direct heirs’, which means either your children or, if your children have passed away, to your grandchildren
  • The second group of family members includes your parents, siblings and nieces and nephews 
  • The third group includes aunts, uncles, cousins and more distant relatives 

Essentially, if possible, your estate and any debts will automatically be passed onto the first group (children or grandchildren) under German law. If not, your parents will be the next in line, and if they have also passed away, your siblings and nephews the next in line, and the third group of relatives will be last in line. In other words, your aunts and uncles will only inherit under German inheritance law if there are no other surviving relatives. 

You may have noticed one key person missing in all of this: your spouse. 

If you are married, your spouse will automatically inherit:

  • 25 percent if there are surviving relatives in the first group (i.e. children and grandchildren) 
  • 50 percent if there are surviving relatives in the second group (i.e. parents, siblings, nieces and nephews) 
  • 100 percent if there are no surviving relatives 

If you’re divorced at the time of your death, however, your ex-spouse won’t be eligible to inherit anything. 

READ ALSO: Avoid getting tripped up by German family law

What rights and responsibilities do my heirs have? 

If there’s what’s known as a ‘community of heirs’ – meaning a group of people, such as two or more children – they will be required to make decisions on the distribution of property and assets as a group. 

Books and CDs

CDs and children’s books lie in a pile. Photo: picture alliance/dpa | Christian Charisius

Under § 2038 German Civil Code – BGB, they will therefore have the responsibility to assist in administering the estate, keeping co-heirs informed about what they have inherited and dealing with outstanding debts that may have been left behind. They also, however, have several important rights, such as the right to reject the inheritance (for instance, if the debts outstrip the assets), the right to benefit from the sale of the inheritance, and the right to request the partition of the inheritance. 

Immediate heirs also have certain claims on your assets that prevent them from being written out of a will entirely, but we’ll cover this in a later article on putting together your will. 

How is my estate valued?

The value of your estate is valued according to fair market value (FMV) at the time of your death. 

Is it worth making a will?

Making a will is, of course, an entirely personal decision, but if you foresee any issues with the distribution of the estate under German inheritance law, it could be worth speaking to an attorney or putting together a will yourself. 

Useful vocabulary

Legacy – (das) Erbe

Heirs – (die) Erben 

Inheritance law – (das) Erbrecht

Will – (das) Testament 

Testator – (der) Erblasser

Succession – (die) Erbfolge 

Community of successors – (die) Erbengemeinschaft

Keep a look for articles by The Local Germany in the coming weeks that will delve deeper into how to make a will in Germany, either with or without the help of an attorney or notary.

Member comments

  1. My husband has 5 children and 4 grandchildren from his first marriage and we are both UK citizens.

    So if I understand the above correctly, if he passed away (God forbid), only 25% of the apartment which we jointly own here in Munich would be mine?! And the remaining 75% split between his 5 children?

    WTF! This cannot be, surely.

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PROPERTY

Who pays broker’s fees on property in Germany – and how much do they cost?

One of the major hidden costs of buying and selling property in Germany is the estate agent's commission, or broker's fee. We look at some of the unusual rules around it - and how much you can expect to pay.

Who pays broker's fees on property in Germany - and how much do they cost?

There are many areas of life in which things in Germany function just that little bit differently – and buying a house is no exception.

Though the buoyant property market in the Bundesrepublik makes it an attractive place to buy, anyone looking to get their foot on the housing ladder should consider the hidden fees they might incur.

Beyond interest rates, taxes and fees for notaries and translators, one major outlay is the estate agent’s commission, which can sometimes stretch to thousands of euros.

Here’s what to know about these hefty fees and how you might be able to lower them. 

Who pays commission on property transactions in Germany?

If you come from another European country or somewhere like the United States, you may be used to a system in which the seller pays the broker’s fee. This intuitively makes sense because the estate agent is there to market the property, liaise with buyers and ultimately get the best price for the seller – so it makes sense that the seller should pay for these services.

Until recently, however, it was the buyer who was responsible for paying the entirety of the estate agent’s commission in Germany. That meant that these fees – which could be as high as seven percent of the purchase cost – were added to the mountain of extra costs buyers had to contend with, from notary fees to land transfer tax.

READ ALSO: The hidden costs of buying a house in Germany

Luckily for buyers (but less so for sellers), this was changed under a law that came into force at the end of 2020. Since then, costs are generally split 50/50 between buyers and sellers.

However, there are some details that are important to note here. If the seller commissions the estate agent to help them sell their home, they are technically liable for the costs but must pay a minimum of 50 percent. 

If the buyer commissions the estate agent to find them a home, the same rules apply the other way around: the buyer is liable for the costs but can obtain a maximum of 50 percent from the seller.

In each case, the side that commissioned the broker must prove they have paid their share before the other side is liable to pay theirs. 

How much do estate agents’ fees cost in Germany?

Commission on property sales varies from state to state but is generally set at between 5 and 7 percent of the purchase price.

According to online portal ImmobilienScout24, these were the standard rates that applied in each of the federal states in 2024, with the number in brackets representing a 50 percent share of the costs:

Baden-Württemberg: 7.14 percent (3.57 percent)

Bavaria: 7.14 percent (3.57 percent)

Berlin: 7.14 percent (3.57 percent)

Brandenburg: 7.14 percent (3.57 percent)

Bremen: 5.95 percent (2.97 percent)

Hamburg: 6.25 percent (3.12 percent)

Hesse: 5.95 percent (2.97 percent)

Lower Saxony: 4.76 – 5,95 percent or 7.14 percent, depending on the region. (2.38 – 3.57 percent)

Mecklenburg Western-Pomerania: 5.95 percent (2.97 percent)

North Rhine-Westphalia: 7.14 percent (3.57 percent)

Rhineland-Palatinate: 7.14 percent (3.57 percent)

Saarland: 7.14 percent (3.57 percent)

Saxony: 7.14 percent (3.57 percent)

Saxony-Anhalt: 7.14 percent (3.57 percent)

Schleswig-Holstein: 7.14 percent (3.57 percent)

Thuringia: 7.14 percent (3.57 percent)

If it’s hard to gauge how much this means in real terms, we can take the example of two properties: a €200,000 apartment and a €500,000 family home.

In the state of Hesse, a buyer splitting the broker’s fee equally with the seller would pay €5,940 to buy the €200,000 apartment and €14,850 to buy the €500,000 house.

In pricier Berlin, meanwhile, the same buyer would pay €7,140 on the €200,000 apartment and €17,850 on the €500,000 house.

READ ALSO: Is autumn 2024 the right time to buy a property in Germany?

Here’s where it gets more complicated, however: under German law, you are technically free to negotiate the commission with your estate agent.

That means that, especially in areas with stiff competition, you may be able to secure a better deal. 

Do I always have to pay commission in Germany? 

Not always. In fact, as a seller, you’re perfectly free to sell your property privately without enlisting the help of a real estate agent.

The benefit of this, of course, is that you can potentially save thousands of euros in fees, both for yourself and any prospective buyer. 

On the flip side, though, you will need to take the entire job of the estate agent on yourself, from marketing the property to liaising with potential buyers and finally closing the deal.

Real estate agent Germany

A real estate agent talks to prospective tenants at an apartment viewing. Photo: picture alliance/dpa | Tobias Hase

There can also be some upfront costs involved in commissioning things like floor plans and professional photography, as well as the time you’ll need to invest in learning all the procedures and preparing relevant documents for notary – to name just a few examples.

Ultimately, though, it’s up to you to decide whether the expense of working with a professional broker is worth it in the end. 

As a buyer, there are also some situations where you’ll see the words ‘provisionsfrei’ – or commission-free – written in a property listing.

This is fairly common in new-build properties, where the developer may sell the homes directly to interested buyers. More rarely, an existing property may be listed without commission, making it a more attractive proposition.

In both cases, it’s possible that commission has been built into the purchase price, so you may not necessarily be getting a better deal.

Another case where you’re likely to be able to avoid commission as a buyer are so-called Kapitalanlagen – or buy-to-let properties. 

READ ALSO: Should you think about purchasing a buy-to-let property in Germany?

These tenanted properties are designed to be bought as investments: buyers can enjoy additional rental income over time and, ideally, will also make money when they come to sell the property several years later.

For this reason, costs are generally kept slightly lower for the buyer by eschewing the standard broker’s commission. 

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