Kaltmiete, Warmmiete, Nebenkosten: what German rent includes

A German flat ad lists several rents: Kaltmiete, Nebenkosten, Warmmiete, sometimes Bruttokaltmiete. They are not the same, and the difference decides what you really pay. Here is what each term means, what is included and what you pay on top.

By Phil Holthaus & Johann Slawski, founders of nebify — Nebenkostenabrechnungen checked by people and software.

Last updated November 2, 2026

Key facts at a glance

Kaltmiete is the rent for the flat itself, without any service charges.
Warmmiete is the Kaltmiete plus all Nebenkosten, including heating. That is your monthly transfer.
Electricity for your flat, internet and the TV licence fee are usually not included.
The Nebenkosten are mostly an advance. Once a year you get a statement with a refund or a back payment.
Only with a flat rate (Pauschale) or an all-inclusive rent is there no yearly statement.

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Short answer

Kaltmiete is the rent for the flat itself, Warmmiete is the Kaltmiete plus all service charges including heating. The service charges (Nebenkosten) in your Warmmiete are usually only an advance. Once a year your landlord settles them with a Nebenkostenabrechnung, and you either get money back or pay the difference.

The terms at a glance

What the words in a German flat ad mean

Kaltmiete / Nettokaltmiete: rent for the flat itself, no service charges
Nebenkosten / Betriebskosten: service charges such as water, waste, cleaning, property tax
Heizkosten: heating and hot water, often listed separately
Bruttokaltmiete: cold rent plus service charges without heating
Warmmiete: cold rent plus all service charges including heating

An example with made-up figures:

Example: monthly rent of a 70 m² flat
Part	Amount
Kaltmiete	€800
Nebenkosten advance (without heating)	€180
Heating advance	€100
Warmmiete (your monthly transfer)	€1,080

→ What Nebenkosten per m² are normal in Germany

Advance, flat rate or all-inclusive

Advance payment (Vorauszahlung)
The common case. You pay a monthly amount and once a year receive a Nebenkostenabrechnung with a refund or back payment (§ 556 (3) BGB).
Flat rate (Pauschale)
A fixed amount with no yearly statement and no back payment. Your landlord may only raise it if the contract allows it.
All-inclusive rent
Common for furnished flats and short stays. Everything is in one amount, there is no separate statement.

Look in your rental contract for the words “Vorauszahlung” or “Pauschale”. They decide whether a yearly statement comes.

What is usually not in your Warmmiete

electricity for your own flat: you sign your own contract,
gas for a boiler inside your flat, if you have your own gas contract,
internet, phone and TV contracts,
the broadcasting fee (Rundfunkbeitrag), paid per household,
household contents and liability insurance.

Why the difference matters

The deposit is based on the Kaltmiete: at most three months’ rent without service charges (§ 551 (1) BGB). Rent increases and the rent cap (Mietpreisbremse) usually refer to the rent without service charges too.

A low Nebenkosten advance in an ad can make a flat look cheaper than it is. If the advance is far below the real costs, the first statement brings a large back payment. Compare the advance with typical costs per m² before you sign.

Your first Nebenkostenabrechnung in Germany?

The yearly statement is where the Warmmiete meets reality. Many first statements contain items that are not allowed or split incorrectly. We check yours and explain every item in English.

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The yearly statement decides what your Warmmiete really costs. Not sure everything is right? Have your statement checked in English, first for free in the pre-check and then in detail if it is worth it.

If you read German: our page Nebenkostenabrechnung prüfen lassen explains the same check in German.

FAQ: Kaltmiete, Warmmiete and Nebenkosten

What is the difference between Kaltmiete and Warmmiete?

Kaltmiete (cold rent) is the rent for the flat itself. Warmmiete (warm rent) is the cold rent plus all service charges including heating. It is what you transfer to your landlord every month.

Is electricity included in the Warmmiete?

Usually not. You sign your own electricity contract for your flat. Only the electricity for shared areas, such as the staircase light, is part of the Nebenkosten.

Why do I have to pay more at the end of the year?

Because the Nebenkosten in your Warmmiete are usually an advance payment (Vorauszahlung). Once a year your landlord compares them with the real costs. If the costs were higher, you pay the difference; if lower, you get money back.

Is the deposit based on Kaltmiete or Warmmiete?

On the Kaltmiete. The deposit may be at most three months' rent without the service charges (§ 551 (1) BGB).

What does Bruttokaltmiete mean?

Cold rent plus the service charges without heating. It is mainly used to compare rents and in rent tables.

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Legal note: This guide gives general information and is not legal advice on your individual case. Whether an item in your statement is actually not allowed depends on your rental contract and the facts of your case. For legal questions, a tenants' association (Mieterverein) or a lawyer specialising in tenancy law (Fachanwalt für Mietrecht) can help you.

More guides in English

Sources: § 556 BGB · § 551 BGB · § 2 BetrKV