5,0/5 Google · 167 reviewsWe do not check reviews of us on other platforms that we do not quote verbatim for authenticity. They may therefore also come from people who are not our clients. The rules of the respective platform apply. Reviews that we quote verbatim on our website, by contrast, have been checked for authenticity within the meaning of Section 5b(3) UWG (German Act against Unfair Competition): we compared the reviewers’ names with our client register. We also asked the respective platform to check the reviews for authenticity.Period: October 2016 to date · As of: 28 October 2026
Tenancy law for landlords on termination and eviction
First organise the position, then enforce
Your tenant is not paying, is not moving out despite termination or is blocking commercial premises? We review the ground for termination, contract, arrears, delivery and evidence and develop a clear line through to eviction.
Please enter a short description first.
The first contact is free of charge. We will expressly inform you in advance of any costs.
Response within 24 hours on working days
As of: 23 October 2026
Before termination3 of 5
- Lease and addendaPresent
- Payment overview separatedPresent
- Warning notice and receipt documentedCheck
- Ground for termination documentedPresent
- Eviction actionseparate mandateMissing
Point of review: Can receipt of the termination be proven?
- 1Send documentsContract and situation
- 2Set the lineTermination or settlement
- 3Secure the positionLetters and action
Schematic illustration. Simplified example.
We represent landlords of
- Apartments
- Retail units
- Office space
- Practice premises
- Storage space
Key points at a glance
- Termination and eviction cases become difficult because of unclear letters, missing evidence and the wrong sequence of steps.
- ITMR organises contract, ground for termination, claims and evidence before the conflict ends up in court.
- We prepare reminders, warning notices, terminations, demands to vacate or settlements.
- We handle eviction actions, payment actions and enforcement as separately agreed stages.
- Your contact is Dr. Alexander Pleh and his team. He is a specialist lawyer for IT law and family law. Response on working days within 24 hours.
Starting position
When do landlords need legal help?
When a property is not returned, rent is not paid or a termination could be open to challenge.
A strong landlord position arises when contract, ground for termination, claims, evidence and economic goal fit together.
The tenant does not pay, pays late or only in instalments. Arrears, payment dates, evidence and termination options must then be organised.
Before a termination is issued, it should be clear what it is based on and how it is worded, delivered and documented.
The lease has ended, but the tenant does not move out. Eviction action, surrender, enforceable title and enforcement then move to the fore.
An office, retail unit, practice or storage space is blocked. We review term, terminability, addenda and follow-on use together.
- For whom
- Landlords, property managers, real estate companies
- Properties
- Residential and commercial premises
- Core
- Termination, eviction, claims
- Court
- Action and enforcement separately
Besides eviction, rent arrears, compensation for use, damages, service charges or legal costs are at stake. We take these items into account from the start.
We organise warning notices, proof of delivery, payment overviews, photos, records and correspondence so that they remain traceable in court.
This service is aimed at landlords facing a specific decision. Ongoing property management, routine service charge statements or monitoring reforms are not included.
Describe your situation using the form. We will get back to you on working days within 24 hours.
Process
How do we proceed?
In three steps from the documents to the enforcement line.
01
Send documents The lease, payment overview, warning notices, termination letters, correspondence and property details are enough for a first assessment.
02
Set the line We check whether the termination holds, which risks exist and whether payment, surrender, settlement or action is the priority.
03
Secure the position We draft or review letters, conduct the out-of-court line and, on request, prepare the eviction action.
What we clarify
- 1
Secure the situation We evaluate lease, property, arrears, breach of duty, warning notice, termination and communication in a structured way.
- 2
Assess the risk We check whether termination, a claim, eviction or settlement makes sense for your situation.
- 3
Set the step Depending on the situation, a reminder, warning notice, termination, demand to vacate, settlement offer or preparation of an action follows.
How long does it take? We complete most work steps within a few working days. How fast it goes depends on the scope and on your responses. Do you have a fixed date, such as a deadline? Tell us right away in your enquiry and we will plan for it.
Service
What does ITMR handle for landlords?
Service package: tenancy law for landlords
Evaluate contract and property We review the lease, addenda and property situation for terminability and starting points.
Review the ground for termination We classify a warning notice, rent arrears, personal use or breach of duty legally.
Prepare letters Termination, warning notice or demand to vacate with reasons, deadline and delivery method.
Structure claims Prepare rent arrears, service charges, compensation for use and damages separately.
Out-of-court line Communication with the tenant, settlement, eviction agreement or payment arrangement.
Assess litigation risk Weigh evidence, objections and economic options before an action.
- For whom
- Landlords, property managers, real estate companies
- First response
- within 24 hours on working days
- Costs
- We tell you the costs transparently before you instruct us.
- Not included
- Eviction action, payment action and enforcement. We take these on as a separate mandate on request.
Who delivers what and who decides
- Lease and addenda
- Payment overview
- Warning notices and correspondence
- Photos, records, proof of delivery
- Legal review and strategy
- Termination or warning notice
- Statement of claims
- Communication with the tenant
- You decide on termination, settlement or action
- In a dispute, the local or regional court
How does the engagement work?
- 1
First assessment You describe your situation using the form. We assess which scope fits. The first contact is free of charge.
- 2
Offer Before we start, we tell you the scope and costs transparently.
- 3
Court steps separately We agree court proceedings, representation in court and enforcement separately.
Case groups
Which landlord situation needs which focus?
Four situations with their own requirements.
Amount of arrears, partial payments, grace period and alternative ordinary termination count. We separate rent, service charges and compensation for use.
We document the person in need, planned use and factual basis before the termination letter.
Disturbances, damage, use contrary to the contract or subletting require a precise factual basis.
We review term, form requirements, renewal options, operating obligations and follow-on letting together.
Before termination or action
What must be clear before the next step?
Six review points and their significance for your position.
| Criterion | Significance for you | What we do |
|---|---|---|
| Ground for termination | Without a robust termination, eviction lacks a basis. Residential premises, commercial premises, default, personal use and breach of duty follow their own requirements. | Classify the ground legally |
| Termination letter | Addressee, reasons, signature, receipt, deadline and alternative termination must fit together. | Review or draft |
| Payment overview | We record arrears, partial payments, service charges, deposit, compensation for use and damages separately. | Structure the statement |
| Warning notice | For breaches of duty it is the necessary intermediate step. Content, receipt and repetition must be documented. | Prepare the warning notice |
| Evidence | Photos, records, witnesses, emails, handover documents and proof of delivery support the later account. | Organise and secure evidence |
| Economic goal | Sometimes quick eviction matters more than a long dispute over claims. Sometimes payment, enforceable title and enforcement come first. | Set the priority with you |
Legal framework
Which rules apply to termination and eviction?
Termination without notice for payment default is governed by Section 543(2) sentence 1 no. 3 BGB. For residential premises, the tenant can render it ineffective under Section 569(3) no. 2 BGB by paying within the grace period.
For breaches of duty, termination without notice under Section 543(3) BGB usually requires an unsuccessful warning notice or deadline. Termination of residential premises requires written form under Section 568 BGB.
Personal use is a legitimate interest under Section 573(2) no. 2 BGB. The reasons must be stated in the termination letter.
If the tenant does not return the rented property after the lease ends, compensation for use is owed under Section 546a BGB. Eviction based on an enforceable title is governed by Section 885 ZPO.
- Section 543 BGB Extraordinary termination without notice.
- Section 569 BGB Grace period for residential premises.
- Section 568 BGB Written form and content of termination of residential premises.
- Section 573 BGB Ordinary termination by the landlord.
- Section 546a BGB Compensation for use.
- Section 885 ZPO Surrender and eviction.
Limits
What is not part of the package?
Clear boundaries keep preparation and proceedings apart.
- 1
Action separately We handle eviction actions, payment actions and enforcement as a separate stage.
- 2
No property management Ongoing management and routine service charge work are not included.
- 3
No promise of outcome In the end, the court decides whether a termination holds and when eviction takes place.
- 4
The decision remains yours We recommend. You decide on termination, settlement or action.
What protects landlords from losing time
- Understandable reasons for termination, especially for personal use and breach of duty.
- A payment statement without mixing arrears, service charges and compensation for use.
- A warning notice where needed and documented receipt of every declaration.
- Review commercial premises under their own rules, not like residential premises.
- Start preparing the action before the tenant blocks for good.
Your contact
Lawyer · Partner · Specialist lawyer for IT law and family law · AI officer [DEKRA]
View profile Düsseldorf, Schirmerstraße 80 · Hamburg, Palmaille 124
ReviewsWe do not check reviews of us on other platforms that we do not quote verbatim for authenticity. They may therefore also come from people who are not our clients. The rules of the respective platform apply. Reviews that we quote verbatim on our website, by contrast, have been checked for authenticity within the meaning of Section 5b(3) UWG (German Act against Unfair Competition): we compared the reviewers’ names with our client register. We also asked the respective platform to check the reviews for authenticity.
What clients say
5,0 von 5 · 71 Bewertungen auf anwalt.dePeriod: October 2018 to date · As of: 28 October 2026
“Helpful and very committed. Professional approach to the proceedings. The client's well-being comes first. Reliable and honest. I have never met a lawyer who worked on my matters with such commitment. I can only recommend him.” (translated from German)
“Thorough, detailed advice. Very reliable. Very competent and very friendly.” (translated from German)
“I needed advice by phone. Prompt call-back, clear statement, immediate help. Excellent on a personal level, I would turn to Dr. Pleh again at any time. Many thanks” (translated from German)
FAQ
What do landlords ask before termination and eviction?
When should I have a termination reviewed?
Before it is issued if rent arrears, personal use, breaches of duty or commercial premises are involved. This prevents formal errors that delay eviction later.
When is an eviction action an option?
When the tenancy has ended and the tenant does not return the premises voluntarily. Before that, we check termination, receipt, expiry of the notice period, evidence and possible objections.
Can I terminate immediately for rent arrears?
That depends on the amount, period and composition of the arrears. We also check whether an alternative ordinary termination alongside the termination without notice makes sense.
How does commercial tenancy differ from residential tenancy?
With commercial premises, term, addenda, form requirements, termination rights and operating obligations are the focus. Residential tenancy law has its own protective mechanisms and requires its own review.
Should arrears and eviction be claimed together?
We review that tactically. Sometimes quick eviction comes first, sometimes securing payment, compensation for use or damages.
Do you also support out of court?
Yes. A lawyer's demand letter, a settlement, an eviction agreement or a payment arrangement can make more sense than an immediate action.
Next step
Should your landlord situation be assessed?
If a tenant is not paying, refuses to return the property or a termination needs to be prepared, we organise your position early.
Helpful for your enquiry
- Lease and addenda
- Payment overview
- Warning notices and termination letters
- Short chronology
A brief description of the situation is enough to get started.
Classify your landlord situation
For landlords, property managers and commercial landlords.
Describe the situation, clarify the next step.
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