How is the living area calculated under the Living Area Ordinance?

The living area is calculated room by room under the Living Area Ordinance (WoFlV). First, the floor area of each room is measured from inner wall to inner wall. Then counting factors are applied: rooms with a ceiling height of at least 2 m count 100%, areas between 1 and 2 m only 50%, and areas below 1 m not at all. Balconies, loggias and terraces are counted at 25% (at most 50%). The sum of all counted areas gives the living area under the WoFlV.

Does the balcony count towards the living area?

Yes, but only in part. Under § 3 No. 3 WoFlV, balconies, loggias, roof gardens and terraces are counted towards the living area "as a rule at one quarter, but at most one half". In practice, 25% is almost always used. An 8 m² balcony therefore counts as 2 m² of living area. The 50% factor only comes into question for particular quality (south-facing, roofed, sheltered from wind).

How is the living area calculated for sloped ceilings?

For sloped ceilings, the floor area is divided into three height zones: (1) areas with a clear ceiling height of at least 2 m count 100%. (2) Areas between 1 m and 2 m count only 50%. (3) Areas below 1 m height are not counted as living area at all. Example: an attic room with 10 m² above 2 m, 6 m² between 1–2 m and 2 m² below 1 m has a living area of 10 + 3 + 0 = 13 m², even though the floor area is 18 m².

What is the difference between living area and floor area?

The floor area (per DIN 277) measures the entire floor surface of a room without any deductions or counting factors. The living area (per WoFlV), by contrast, takes ceiling heights for sloped ceilings into account and applies a reduced count for balconies and terraces. The floor area is therefore almost always larger than the living area. For rental contracts and operating-cost statements, the living area under the WoFlV is authoritative.

What can I do if my flat is smaller than stated in the rental contract?

If the actual living area is more than 10% below the area stated in the rental contract, you are entitled to a rent reduction (BGH VIII ZR 144/09). Each percent of deviation entitles you to a 1% reduction of the gross rent. You can also reclaim overpaid rent for the last 3 years and demand a recalculation of the operating costs. Recommendation: measure the flat, document the result, inform the landlord in writing.

Does the cellar count towards the living area?

No. Cellar rooms do not count towards the living area under the Living Area Ordinance, not even when they are used as a hobby room, gym or office. A cellar can only be regarded as living space if it is approved under building law as a habitable room (sufficient ceiling height, natural light, ventilation). This is almost never the case for ordinary cellar rooms.

What is the difference between the WoFlV and DIN 277?

The WoFlV (Living Area Ordinance) is the statutory calculation method for living areas. It uses counting factors for sloped ceilings (50%), balconies (25%) and recognises non-countable areas. DIN 277 is a technical standard for gross and net floor areas; it makes no deductions and therefore yields higher square-metre figures. For rental contracts, the WoFlV applies. DIN 277 is used mainly for building applications and commercial property.

How accurate does the living area figure in the rental contract have to be?

The BGH has ruled: a deviation of up to 10% is accepted as tolerance. Once a deviation of 10% is exceeded, there is a defect that entitles you to a rent reduction. Important: even "approx." figures are binding; the 10% limit still applies. For rent increases, however, the BGH has abandoned the 10% threshold: here only the actual area counts, regardless of how large the deviation is (BGH VIII ZR 266/14).

Does a conservatory count towards the living area?

That depends on whether the conservatory is heated. A heated conservatory counts 100% towards the living area (like a normal living space). An unheated conservatory is counted only at 50% (§ 3 No. 4 WoFlV). The same applies to swimming pools and roofed, enclosed terraces. They too are counted at 50%.

Legally compliantRenting & Living

Living Area Calculator: Calculate Your Living Area Correctly Under the WoFlV

Calculate the living area of your flat or house under the German Living Area Ordinance (Wohnflächenverordnung, WoFlV), room by room, with correct counting of sloped ceilings, balconies and terraces. Free, instant and up to date for 2026.

Last updated: February 2026

1.
Room label
Room type 100 %
Clear ceiling height ≥ 2 m throughout (§ 3 No. 1 WoFlV)
Floor area
m²

Add rooms and enter their areas to calculate the living area.

What is the Living Area Ordinance (WoFlV)?

Since 2004, the Living Area Ordinance (Wohnflächenverordnung, WoFlV) has governed how the living area of a flat or house is officially calculated in Germany. It replaced the older Second Calculation Ordinance (II. Berechnungsverordnung) and is the authoritative basis for rental contracts, operating-cost statements and property valuations.

Why it matters: The correct living area determines your rent, the allocation of operating costs and the value of your property. A wrong calculation can cost you, as a tenant, hundreds of euros a year. As a landlord, it can lead to legal problems.

Scope: The WoFlV applies in tenancy law (implicitly through Federal Court of Justice (BGH) case law), to housing benefit (Wohngeld) and to housing subsidies. In 2023 the BGH confirmed: for rental contracts, the calculation rule in force at the time the contract was concluded applies, i.e. the WoFlV.

Counting factors under the WoFlV: how much does each area count?

The Living Area Ordinance distinguishes different types of area. Not every square metre counts the same. Some areas count only in part, or not at all, towards the living area.

Area type	Counted	Legal basis
Standard living space (≥ 2 m ceiling height)	100 %	§ 3 No. 1 WoFlV
Area at 1–2 m ceiling height (sloped ceiling)	50 %	§ 3 No. 2 WoFlV
Area below 1 m ceiling height	0 %	§ 3 No. 2 WoFlV
Balcony, loggia, roof garden, terrace	25 % (max. 50 %)	§ 3 No. 3 WoFlV
Conservatory (heated)	100 %	§ 3 No. 4 WoFlV
Conservatory (unheated)	50 %	§ 3 No. 4 WoFlV
Pool, sauna	50 %	§ 3 No. 4 WoFlV

Note: The 25% rule for balconies is the standard case. In particularly high-quality locations, or for roofed, wind-sheltered balconies, up to 50% may be counted. Our calculator uses the standard value of 25%.

Calculating sloped ceilings correctly: the most important special rule

Sloped ceilings (Dachschrägen) are the most common reason for discrepancies between perceived and actual living area. The WoFlV divides the area into three zones, measured by the clear ceiling height (the distance from the floor to the underside of the ceiling/slope):

1≥ 2 m ceiling height: counts 100% towards the living area
21–2 m ceiling height: counts 50%
3< 1 m ceiling height: counts 0% (not counted at all)

Worked example

An attic bedroom has a total floor area of 18 m². Of this, 10 m² lie in the zone above 2 m, 6 m² between 1 and 2 m, and 2 m² below 1 m. Living area = (10 × 100%) + (6 × 50%) + (2 × 0%) = 13 m². So of the 18 m², only 13 m² count as living area.

Measuring tip: All you need is a tape measure and a folding rule. Stand the folding rule upright and mark 1 m and 2 m. Then measure the area in each of the three zones along the slope.

Balcony, terrace, loggia: what counts and how much?

Under the WoFlV, balconies, loggias, roof gardens and terraces are counted towards the living area “as a rule at one quarter, but at most one half”.

Balcony: an open projection on the façade. Standard 25%.
Loggia: a recessed projection enclosed on three sides. Standard 25%, often 50% (due to better usability).
Terrace: a ground-level open area. Standard 25%.
Roof terrace/roof garden: 25%.

When 50% is possible: for particular quality (south-facing, roofed, sheltered from wind and views, elaborate design). In practice, most landlords use 25%.

Which rooms do NOT count towards the living area?

Under WoFlV § 2, the following areas are not part of the living area:

×Cellar and cellar rooms (even if used as a hobby room)
×Laundry room and drying room
×Boiler room
×Garage and parking space
×Attic / loft (not converted)
×Storage rooms outside the flat
×Commercial premises
×Stairwell and communal areas

Important: A cellar used as a “hobby room” is still not living space under the WoFlV. What matters is the structural designation, not the actual use.

Living area vs. floor area vs. usable area: WoFlV or DIN 277?

Term	Standard	What is measured	Used for
Living area (Wohnfläche)	WoFlV	Living spaces only, with counting factors	Rental contracts, operating costs
Floor area (BGF)	DIN 277	All areas without counting factors	Building applications, architecture
Usable area (NUF)	DIN 277	All usable areas incl. cellar, hallways	Commercial property

Why the distinction matters: DIN 277 almost always yields a HIGHER square-metre figure than the WoFlV. If a listing or rental contract says “approx. 85 m²”, ask whether that was calculated under the WoFlV or DIN 277. For rental contracts, the WoFlV applies.

Caution: Some landlords and agents use DIN 277, deliberately or by mistake, because the higher area justifies a higher rent. In tenancy law, however, the WoFlV applies.

Living area wrong? Your rights as a tenant (the 10% rule)

The 10% rule: If the actual living area is more than 10% below the area stated in the rental contract, this is a defect of the rented property (BGH VIII ZR 144/09). This applies even to “approx.” figures.

Your rights:

1Rent reduction: Each percent of area deviation entitles you to a 1% rent reduction. The basis is the gross rent (net rent + operating costs). At a 15% deviation = a 15% reduction.
2Retroactive reclaim: You can reclaim overpaid rent for the last 3 years (the limitation period).
3Recalculation of operating costs: If operating costs are allocated by living area, you can demand a recalculation based on the actual area, and indeed without any 10% threshold (BGH VIII ZR 220/17).
4For rent increases: Here only the actual area matters, not the agreed one (BGH VIII ZR 266/14).

Practical steps: (1) measure the living area yourself, (2) document the result, (3) inform the landlord in writing, (4) if they refuse: announce a rent reduction and, if needed, contact a tenants' association (Mieterverein).

Use our living area calculator above with the rental contract check to calculate the deviation and any possible rent reduction instantly.

5 tips for measuring living area correctly

1. Measure from inner wall to inner wall: The WoFlV measures from the inner face of the walls, not from the centre or outer face. Skirting boards are not deducted.
2. Split sloped ceilings into three zones: Mark the 1 m and 2 m lines with tape on the floor, then measure the area of each zone separately.
3. Mind recesses and projections: Window recesses count only if they are at least 13 cm deep. Chimneys and columns over 0.1 m² of floor area are deducted.
4. Handle staircases correctly: Open staircases with more than 3 steps, and their openings, are deducted from the floor area. The area beneath, below 2 m height, counts at 50%.
5. Document your results: Create a room-by-room schedule with measurements and the respective counting factor. Use our calculator above to enter the values directly.