Glossary
Wohnflächenverordnung
Wohnflächenverordnung: Wohnflächenverordnung (German for Living Space Ordinance, abbreviated WoFlV) is the German regulation that defines how the living area (Wohnfläche) of a home is measured. It sets which areas count at 100%, 50%, 25%, or not at all, and has applied since 1 January 2004.
What is Wohnflächenverordnung (Living Space Ordinance)?
Wohnflächenverordnung (German for "Living Space Ordinance", abbreviated WoFlV) is the German legal regulation that has governed how the living area (Wohnfläche) of an apartment or house is calculated since 1 January 2004. It replaced the older Zweite Berechnungsverordnung (II. BV, the Second Calculation Ordinance) and has been the statutory standard for residential property ever since.
Not every square metre on a floor plan is equally usable. An attic area with an 80 cm ceiling height is no good as living space, but it should not count toward the living area at full size either. The WoFlV solves this with tiered weighting factors that reflect how usable each area actually is. The aim is a single, transparent figure for every home in Germany.
In practice, the WoFlV is the mandatory basis for residential rental contracts and is used as standard in property purchases. If no calculation method is agreed in the contract, German courts fall back on the WoFlV.
Weighting factors under the WoFlV
| Area | Factor | Typical examples |
|---|---|---|
| Full-height living rooms (ceiling height from 2 m) | 100% | Living room, bedroom, kitchen, bathroom |
| Sloped ceilings and rooms (ceiling height 1 to 2 m) | 50% | Sloped sections in the attic |
| Balconies, loggias, terraces, roof gardens | 25% (max. 50%) | Balcony, roof terrace, loggia |
| Unheated conservatories, swimming pools (glazed) | 50% | Cold conservatory |
| Heated conservatories | 100% | Heated conservatory extension |
| Areas under 1 m ceiling height | 0% | Crawl spaces, deep roof slopes |
| Cellars, garages, laundry rooms, attics | 0% | Storage room in the cellar, underground parking space |
| Stairs (from 3 steps), chimneys, support pillars | 0% | Stair steps within a living space |
Balconies and terraces are usually counted at 25%. In exceptional cases, with particularly high-quality fittings or a prime location, up to 50% is possible, but this has to be justified case by case.
Calculating living area: an example
As an example, take a maisonette apartment with the following areas:
| Area | Floor area | Factor | Counted living area |
|---|---|---|---|
| Living room (height 2.70 m) | 28.0 m² | 100% | 28.0 m² |
| Bedroom (height 2.50 m) | 14.0 m² | 100% | 14.0 m² |
| Kitchen and bathroom (height 2.40 m) | 16.0 m² | 100% | 16.0 m² |
| Attic area (height 1 to 2 m) | 10.0 m² | 50% | 5.0 m² |
| Attic area (height under 1 m) | 4.0 m² | 0% | 0.0 m² |
| Balcony | 8.0 m² | 25% | 2.0 m² |
Total living area: 65.0 m² (even though the combined floor area of all sections is 80 m²)
The 15 m² difference is typical for homes with sloped ceilings or large outdoor areas. Calculating the same apartment under DIN 277 would give a noticeably higher figure, because that method drops the height tiers and the 25% rule for balconies.
You can work out the exact figure for your own home in a few minutes with the free immotap Living Area Calculator.
Important to know
WoFlV vs. DIN 277: DIN 277 is an industrial standard used mainly in commercial construction. It has no height tiers and often counts balconies, cellars, and sloped ceilings in full. An apartment measured under DIN 277 therefore often looks 10 to 15% larger than the same apartment under the WoFlV. In residential tenancy law, only the WoFlV holds up in court.
Legal consequences of a discrepancy: If the actual living area deviates by more than 10% from the size stated in the rental contract, tenants have the right to a rent reduction. The reduction matches the percentage difference and can be claimed retroactively for up to three years. Landlords who advertise with DIN 277 figures can walk straight into a liability trap.
No automatic obligation to use the WoFlV in purchase contracts: Purchase law contains no statutory duty to apply the WoFlV. Even so, German notaries and courts follow it when no other method has been agreed. If you are buying, always check the stated living area critically and have it remeasured if in doubt.
Heating decides the conservatory: A conservatory only counts at 100% if it can be permanently heated. If it is unheated, the 50% factor applies. Whether air conditioning qualifies as heating is judged case by case.
Legal basis
The Wohnflächenverordnung (WoFlV) came into force on 1 January 2004 and is based on § 27 (4) of the Zweites Wohnungsbaugesetz (II. WoBauG, the Second Housing Construction Act). The core calculation rules are found in:
- § 2 WoFlV: Definition of living area
- § 3 WoFlV: Floor areas of rooms
- § 4 WoFlV: Weighting factors for terraces, balconies, and sloped ceilings
- § 5 WoFlV: Floor areas that do not count
In disputes over living area in tenancies, the Bundesgerichtshof (BGH, Germany's Federal Court of Justice) applies the WoFlV as the authoritative method, provided the parties have not agreed another basis of calculation.
Frequently asked questions
Wohnflächenverordnung translates as Living Space Ordinance, abbreviated WoFlV. It is the German regulation that defines exactly how the living area (Wohnfläche) of an apartment or house is measured. It determines which rooms count fully (100%), by half (50%), by a quarter (25%), or not at all. The WoFlV has applied since 1 January 2004 and is the authoritative basis for residential rental contracts and purchase offers in Germany.
Areas under sloped ceilings are counted on a sliding scale under the WoFlV: sections with a clear ceiling height of 2 metres or more count at 100%, sections between 1 and 2 metres count at 50%, and sections under 1 metre do not count toward the living area at all. An attic room therefore almost always comes out smaller under the WoFlV than under DIN 277.
No. The Wohnflächenverordnung applies only to residential space. For commercial properties and mixed-use buildings, DIN 277 is normally used instead. It has no height tiers and often produces larger area figures.
If the actual living area deviates by more than 10% from the size stated in the rental contract, tenants have the right to a rent reduction. The reduction matches the percentage difference and can be claimed retroactively for up to three years. This is why a stated area calculated under DIN 277 rather than the WoFlV can become a liability for landlords.