Housing Eligibility Certificate

Housing Eligibility Certificate - The Housing Eligibility Certificate (WBS) is an official document that enables low-income households to access publicly subsidized housing (social housing). Eligibility depends on household size and annual gross income and is generally granted for one year. Landlords of social housing may rent their subsidized units exclusively to holders of a valid WBS.

Requirements and Income Limits

The income limits for the housing eligibility certificate are regulated by state housing subsidy laws and vary by federal state. In Bavaria, according to Art. 4 of the Bavarian Housing Promotion Act (BayWoFG), an income limit of 12,000 euros applies for a single person and 18,000 euros for a two-person household per year (net income after deductions). For each additional household member, the limit increases by 4,100 euros; for children, by 4,600 euros.

Eligible income is calculated based on gross income from the last 12 months, with deductions made for income-related expenses, tax allowances for severely disabled individuals, and single parents. Items such as child-rearing allowances, care allowances, and certain social benefits are not included in the calculation. The calculation is complex-we recommend that households near the income threshold seek individual consultation with the relevant housing benefit authority.

The application is submitted to the housing benefit authority of the relevant municipality. In Nuremberg, this is the Office for Housing and Urban Development (Citizen Services). The following are required for the application: ID card, certificate of residence, proof of income for the last 12 months, and, if applicable, the current lease.

WBS Categories and Apartment Size

In Bavaria, WBS are issued according to various categories that determine the maximum apartment size and, where applicable, the minimum standard of amenities:

• WBS without category: Standard eligibility for subsidized housing
• WBS special subsidy: For groups particularly deserving of support (e.g., severely disabled individuals, large families, homeless people) - allows for access to larger or better-equipped apartments
• Urgency levels: In some municipalities, WBSs are prioritized based on urgency - e.g., in cases of imminent homelessness or overcrowding

The maximum permissible apartment size depends on household size: In Bavaria, the guideline values are approx. 50 m² for one person, 65 m² for two people, with an additional allowance of approx. 15 m² per additional person.

Implications for Landlords of Subsidized Housing

Owners of social housing are bound by occupancy restrictions: Only tenants with a valid WBS may move in. This restriction arises from the use of public subsidies (low-interest loans, grants) during construction or modernization and applies for the duration specified in the subsidy approval notice-typically 15 to 30 years.

During the commitment period, the permissible rent is limited to the approved rent, which is significantly lower than the local comparative rent. In Nuremberg, the approved rent for subsidized apartments is typically 6.50-8.50 euros/m² (excluding utilities), while the market rent in the same neighborhoods is often 10-14 euros/m². Once the commitment period expires, the owner can freely rent the apartment on the open market and raise the rent to the local market rate.

The municipality can secure the occupancy commitment beyond the original term through purchase options or extension agreements-often in exchange for new subsidies.

Practical Tip for Owners in Nuremberg

We recommend that owners of subsidized apartments in Nuremberg keep a close eye on the remaining term of the occupancy commitment. The city of Nuremberg has approximately 14,000 social housing units, a number that is steadily declining as occupancy commitments expire-several hundred units are released from social housing obligations each year. Those who allow the commitment to expire can significantly increase the rent in sought-after neighborhoods such as Südstadt or Gostenhof.

At the same time, the City of Nuremberg offers programs through wbg Nuremberg and the Office for Housing and Urban Development in which owners voluntarily enter into new occupancy commitments in exchange for new subsidies (e.g., low-interest modernization loans from BayernLabo). We can advise you on which option makes more financial sense-for properties in serious need of renovation, a subsidized loan with an occupancy restriction may be more attractive than an unsubsidized market-rate renovation.

Frequently Asked Questions

Who is eligible for a housing eligibility certificate?

Eligible are individuals whose countable annual income does not exceed the state income limits. In Bavaria, these are approximately 12,000 euros net for single-person households and 18,000 euros for two-person households, plus allowances for additional household members. Apprentices, students, and retirees can also apply for a WBS, provided they meet the income limits. The application is submitted to the relevant housing allowance authority of the city or municipality-in Nuremberg, this is the Office for Housing and Urban Development.

How long is a housing eligibility certificate valid?

In Bavaria, a WBS is generally valid for one year from the date of issuance. The lease for a subsidized apartment must be signed within this period. An extension or reissuance is possible provided the income requirements continue to be met. Existing tenancies in public housing remain in effect even after the WBS expires - the certificate is only required for the new conclusion of a lease, not for the continuation of an existing tenancy.

Can a landlord rent out a social housing unit without a WBS check?

No. Landlords of subsidized housing are legally required to have a valid WBS presented before signing the lease agreement. If a social housing unit is rented to a tenant without a WBS, the competent authority may impose a fine of up to 50,000 euros and require the unit to be re-rented to an eligible household. In addition, the funding agency may demand repayment of subsidies granted or the early repayment of subsidized loans.

What happens after the social housing commitment expires?

Once the commitment period specified in the grant notice has expired, the obligation to verify the WBS no longer applies. The landlord may freely rent the apartment on the open market and is only required to comply with general tenancy regulations (rent control, rent index). The rent may be raised to the local market rate within the cap-for an existing tenant via the regular rent increase under § 558 BGB, and for new leases immediately to the maximum rent permitted under the rent cap.

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