German commercial leases give the parties far more freedom than residential ones — which means almost everything is negotiable, and almost nothing is protected by default. These are the clauses worth your attention before signing.
Term, extension and notice
Fixed terms of three, five or ten years are normal, often with an extension option (Verlängerungsoption) in your favour. A fixed-term lease generally cannot be terminated early, so match the term to how far ahead you can realistically plan, and negotiate the option rather than a longer commitment.
Deposit and rent adjustment
Expect a deposit (Kaution) of two to three months' rent, usually as a bank guarantee. Watch how the rent moves over time: a Staffelmiete sets fixed increases at fixed dates, while an Indexmiete ties the rent to the consumer price index. Over a long lease the difference between the two can be substantial.
Service charges and what they cover
Nebenkosten are usually paid as an advance with an annual reconciliation. Ask for last year's statement, check which items are allocated and on what basis, and confirm whether property tax, management fees and maintenance of technical systems are included.
Fit-out, condition and handing back
Clarify what condition the space is handed over in, who pays for the fit-out, and whether the landlord contributes. Equally important is the end of the term: a clause requiring you to restore the original condition can turn into a five-figure bill, so agree in writing which alterations may stay.
Subletting and company changes
If you might sublet a part of the floor, need a co-working arrangement with a sister company, or expect a restructuring, get the landlord's consent framework written into the contract rather than relying on goodwill later.
Berlin rents: what the catalogue shows
The median asking rent is €312 per m² per year, with the main band at €240–408. A ready-to-use office starts at €85 a month across 171 buildings.
On RentOfficeToday you contact the owner or operator directly, so these points can be discussed before you commit — and there is no agency fee on top.
