Die Mietpreisbremse – Ein Überblick für Vermieter

Posted by on Jul 14, 2016 in Ratgeber Recht, Vermietung | 47 Comments

Am 1. Juni 2015 trat das Mietrechtsnovellierungsgesetz in Kraft. Ziel der Bundesregierung war es Mieter zu entlasten, indem rasante Mietpreissteigerungen in Ballungsgebieten und Großstädten verhindert werden. Das Gesetz ist von vielen Ausnahmen geprägt, sodass es auch Vermietern nicht leicht fällt den Überblick zu behalten. moovin stellt die Ausnahmen im Überblick vor gibt Vermietern hilfreiche Tipps.


Die gesetzliche Grundlage der 10-Prozent-Grenze bildet § 556d BGB. Diese besagt, dass die ortsübliche Vergleichsmiete nicht 10 Prozent übersteigen darf.

Die ortsübliche Vergleichsmiete bildet sich aus den üblichen Mietpreisen einer Gemeinde während der letzten 4 Jahre. Der regionale Mietspiegel kann beim Wohnungs- oder Sozialamt der Stadt oder Gemeinde angefordert werden.

Berechnung der Mietpreisbremse



Generell kann die Mietpreisbremse nicht auf Wohnräume, möblierte Zimmer und Wohnraum, der nur zum vorübergehenden Gebrauch vermietet wird, angewendet werden.


Viele gesetzliche Ausnahmen der Mietpreisbremse sorgen für Unsicherheit unter Vermietern und Mietern. Zu den Ausnahmen zählen u.a. die Berücksichtigung der Vormiete und Mieterhöhungen aufgrund von Modernisierungsmaßnahmen.

  1. Berücksichtigung der Vormiete

Der Vermieter darf vom Mieter eine höhere Miete verlangen, wenn diese bereits vom Vormieter bezogen wurde (§ 556e BGB). Wurde die Mietminderung- oder Erhöhung mit dem Vormieter innerhalb des letzten Jahres vereinbart, darf diese Summe dem neuen Mieter nicht berechnet werden.

  1. Erstbezug nach umfassender Modernisierung

Wenn eine Wohnung nach dem 1. Oktober 2014 das erste Mal genutzt oder vermietet wird, findet die 10-Prozent-Regelung der Mietpreisbremse sowie die Regelungen zur Berücksichtigung der Vormiete keine Anwendung. Hierunter wird der Erstbezug von Neubauten oder grundlegend erneuerten Gebäuden verstanden.

  1. Modernisierungen

Unter Modernisierungsmaßnahmen fallen bauliche Änderungen, die das allgemeine Wohnverhältnis der Bewohner auf Dauer bessern sollen oder zu energetischen Einsparungen beitragen (§ 555b BGB).

Modernisierungsmaßnahmen, die innerhalb der letzten 3 Jahre vor Beginn eines neuen Mietverhältnisses durchgeführt worden, darf der Vermieter die 10-Prozent-Grenze überschreiten und die jährliche Miete um 11 Prozent der für die Wohnung aufgewendeten Kosten erhöhen.

Bei mehreren Wohnungen, die von den Modernisierungsmaßnahmen betroffen sind, müssen die Kosten angemessen auf die einzelnen Wohneinheiten aufgeteilt werden (§ 559 BGB).

Die 10 Prozent Regel darf jedoch nicht umgangen werden, wenn die Wohnung in einen Zustand versetzt wurde, der allgemein üblich ist oder die Modernisierungsmaßnahmen vom Vormieter und nicht vom Vermieter durchgeführt wurden.

Wenn durch die Modernisierung bedingte künftige Betriebskosten für den Mieter eine zu hohe Belastung darstellen, darf die 10-Prozent-Regel ebenfalls nicht ausgehebelt werden, es sei denn die Mieter wurden in einer Modernisierungsankündigung darüber informiert. Deshalb sind Sie als Vermieter nach § 555c BGB dazu verpflichtet, Modernisierungsmaßnahmen den Mietern schriftlich anzukündigen.

Die Modernisierungsankündigung muss den Mietern 3 Monate vor Beginn zugestellt werden und Informationen über Art, voraussichtliche Dauer sowie die Höhe der künftigen Miete und Betriebskosten enthalten. Steigen die Mietforderungen nach der Modernisierung um 11 Prozent, muss der Vermieter die Modernisierungsankündigung 9 Monate vor der Durchführung dem Mieter ankündigen. Der Mieter hat die Möglichkeit bis Ende des Monats, der auf die Ankündigung der Modernisierungsmaßnahmen folgt, Einwände gegen die Mieterhöhung schriftlich beim Vermieter vorzulegen.

Ausnahmen der Mietpreisbremse, moovin Immobilien GmbH

Ausnahmen der Mietpreisbremse, moovin Immobilien GmbH

Beweislast liegt beim Mieter

Mieter können bei der Vermutung einer ungerechtfertigten Mieterhöhung über 10 Prozent, die Möglichkeit diese beim Vermieter zu rügen. Für die Beschwerde bedarf es dem Gesetz zufolge der Schriftform. Dies bedeutet, dass auch eine E-Mail oder eine SMS an den Vermieter ausreichen. Ein Anruf oder Gespräch im Hausflur wiederum nicht.

Der Wohnungseigentümer ist deshalb dazu verpflichtet, Auskunft über die Gründe der erhöhten Miete zu geben. Stellt sich heraus, dass die aufgeführten Gründe nicht den oben beschriebenen Ausnahmen nach BGB entsprechen, steht er in der Pflicht zu viel gezahlte Miete zurückzuerstatten.

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