Kaltmiete
Cold Rent (Base Rent). The base rent excluding all utilities and operating costs. German market data, rent regulation and yield calculations all reference cold rent: tenants pay Nebenkosten on top.
Warmmiete (warm rent) = Kaltmiete + advance payments for operating costs (heating, water, building services). As a landlord, your revenue is the Kaltmiete; most operating costs pass through to tenants via the annual Nebenkostenabrechnung.
All regulatory instruments, Mietspiegel, Mietpreisbremse, Kappungsgrenze, operate on net cold rent per square metre. When comparing yields across listings, verify the quoted rent is cold, not warm.
Frequently asked questions
What is the difference between Kaltmiete and Warmmiete?
Kaltmiete is the base rent for the apartment alone. Warmmiete adds advance payments for operating costs and heating. Yield calculations and rent regulation always reference net cold rent.
Which rent figure should I use to calculate rental yield?
Always the cold rent. Listings sometimes quote warm rent, which inflates the apparent income because it includes money that passes straight through to utilities and services. Verify which figure a listing is quoting before comparing.
Which operating costs can a German landlord pass to tenants?
Those listed in the Betriebskostenverordnung, from property tax to stairwell lighting, provided the lease says so. Administration and maintenance are not passable and stay with the owner.
Does rent regulation apply to cold or warm rent?
Cold rent, per square metre. The Mietspiegel, the Mietpreisbremse and the Kappungsgrenze all operate on net cold rent.