Stairwell Cleaning

Stairwell cleaning involves the regular cleaning of the common stairwell-including steps, landings, handrails, mailboxes, the front door, and the doormat-in an apartment building. This can be done by the tenants themselves on a rotating basis (cleaning schedule) or by a commercial cleaning service. The costs are apportionable to the tenants as operating expenses in accordance with the Operating Expenses Ordinance (BetrKV), provided this is agreed upon in the lease agreement.

Tenant-Performed Cleaning vs. Commercial Cleaning Service

Many landlords agree with their tenants in the lease agreement to have tenants perform their own cleaning according to a cleaning schedule. This saves costs and fosters a sense of community in the building - but it requires the willingness to cooperate and reliability of all tenants. In practice, the cleaning schedule model often works well in small buildings where tenants know each other. Problems arise in larger buildings with frequent tenant turnover or when tenants consistently ignore their cleaning obligations. If a tenant refuses to clean or consistently performs the work poorly, this creates potential for conflict that the landlord must resolve-at considerable cost in time and energy.

Commercial cleaning services offer reliability, consistent quality, and clearly defined scope of services. Their costs can be fully passed on to the tenants, provided the lease agreement includes the appropriate operating costs clause. For larger buildings with four or more units, professional cleaning is usually more cost-effective than a cleaning schedule-the cost per tenant is low, and the administrative burden for the landlord is significantly lower. Monthly costs for a multi-unit building with 6-8 units are approximately 80-180 euros, which amounts to approximately 10-25 euros per month per unit when allocated to the tenants-a manageable amount for a reliable service.

Allocability of Stairwell Cleaning Costs

According to § 2 No. 9 BetrKV, stairwell cleaning costs are classified as apportionable operating costs under the category “Building cleaning and pest control.” A prerequisite is that the lease agreement contains a corresponding operating costs clause-a formulation such as “all operating costs pursuant to § 2 BetrKV” is sufficient for this purpose; a specific mention of stairwell cleaning is not required, but is recommended for clarity.

The costs must be listed annually in a transparent operating cost statement, which must be provided to tenants no later than 12 months after the end of the billing period. Landlords should retain receipts and invoices from the cleaning service for at least five years, as tenants have a legal right to inspect them and may review the statement within the statutory period. Landlords who refuse to allow inspection of the receipts risk being unable to enforce additional payments from the operating cost statement.

Special Cleaning and Extraordinary Measures

In addition to routine maintenance cleaning, special cleaning is occasionally required-for example, after moves (soiling from furniture transport), in cases of water damage, after vandalism or graffiti, and in the event of pest infestations (cockroaches, moths, bed bugs in common areas). These special cleanings are generally apportionable if they affect the entire common property.

Important: If a single tenant causes the mess (e.g., through improper moving or willful damage), the landlord can claim the cleaning costs directly from the party responsible. In this case, passing the cost on to all tenants would be impermissible-the polluter-pays principle takes precedence over the general allocation of operating costs. Therefore, always document the damage and its cause in writing and with photos before commissioning the cleaning.

Practical Tip for Property Owners in Nuremberg and Franconia

In Nuremberg apartment buildings, professional stairwell cleaning by commercial service providers is widespread-especially in larger complexes in neighborhoods such as Gostenhof, Langwasser, or Schweinau, where high tenant turnover makes a cleaning schedule impractical. We recommend that landlords clearly stipulate in the lease agreement how cleaning will be organized.

If you are responsible for the cleaning schedule: Include a detailed cleaning schedule with the lease agreement that specifies the frequency (at least weekly), scope (stairs, landings, railings, mailboxes, front door, basement), sequence (rotation by residential unit), and quality requirements. Clarify in writing who is liable in case of non-compliance and who will step in as a substitute.

Regarding the utility bill: Allocate cleaning costs according to the formula agreed upon in the lease agreement-usually based on living space, alternatively per person or per residential unit. Ensure that the billed costs were actually incurred and that invoices from licensed cleaning companies are available. For cleaning services, it’s worth comparing prices annually-quality and terms vary significantly by region.

Frequently Asked Questions

Can the landlord allocate stairwell cleaning costs to all tenants?

Yes, provided the lease agreement stipulates the allocation of operating costs in accordance with the German Operating Costs Regulation (BetrKV) and cleaning costs are included therein. The allocation formula (living space or residential unit) must be specified in the lease agreement-the landlord may not unilaterally change the formula. Tenants who wish to review the billing have the right to inspect the original invoices at the landlord’s office. Landlords should not refuse this inspection, as doing so could jeopardize claims for back payments.

What can I do as a tenant if the stairwell isn’t being cleaned?

If a cleaning schedule has been agreed upon and a tenant consistently fails to fulfill their share of the responsibility, the landlord should be contacted first-as the contractual partner of all tenants, the landlord is responsible for maintaining proper conditions. The landlord should send a written warning to the delinquent tenant. If this proves ineffective, the landlord may hire a professional cleaning service and bill the delinquent tenant for the additional costs (compared to cleaning it themselves). In extreme cases, a repeated, persistent refusal to fulfill the cleaning obligation may constitute-though this would be a last resort-grounds for ordinary termination.

How often must the stairwell be cleaned?

There is no legally mandated minimum frequency for cleaning. However, courts have established an industry standard over time: weekly basic cleaning (sweeping and damp mopping of the steps and landings) and a monthly more thorough cleaning (handrails, mailboxes, and the front door). In high-traffic buildings (e.g., with many tenants or in downtown locations), more frequent cleaning may be necessary. The specific schedule should be bindingly specified in the cleaning plan or in the cleaning contract with the commercial service provider.

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