17.10.2023 • 5 min. reading time
Content of this article
The calculation of living space is an important aspect of real estate that is of great importance to buyers and tenants as well as owners. The correct calculation of living space not only influences rental or sales prices, but also the amount of property tax. Small differences can quickly add up to thousands of euros.
It is also very important for landlords to determine the exact living space correctly, as certain items in the service charge bill and in the house allowance depend on the living space. Incorrect information, even if it is specified in the land register or in declarations of division, is one of the main reasons why many utility bills are incorrect and can be contested.
The living space can be calculated according to DIN (German Industrial Standard) or according to the Living Space Ordinance. The two methods differ as follows:
Living space calculation according to DIN 277
DIN 277 is a technical standard that specifies precise requirements for calculating the area of buildings. When the DIN 277 living space calculation is applied, it follows certain rules and standards to determine the exact size of the living space.
This includes taking into account different rooms and areas within the property. DIN 277 provides detailed guidance on how each of these areas should be measured and added together to determine the total living space.
Calculating living space according to the Living Space Ordinance
The Living Space Ordinance (WoFlV) applies nationwide and regulates the calculation of living space in residential properties. This ordinance defines certain criteria and rules for the calculation of living space, including the way in which certain rooms are to be taken into account.
Differences and similarities:
Accuracy: DIN 277 is generally more precise and detailed than the Living Space Ordinance. It specifies exactly how different areas and elements should be included in the calculation.
Scope of application: DIN 277 is generally used in the construction industry and for commercial properties, while the Living Space Ordinance forms the legal basis for the specification of living space in rental and purchase agreements.
Binding nature: The Living Space Ordinance is of a statutory nature and is legally binding for landlords and tenants. DIN 277, on the other hand, is not legally binding, but is frequently used in practice.
In practice, there may be differences in the living space calculated when DIN 277 and the Living Space Ordinance are applied.
The method for calculating the living space should be specified precisely in a rental or purchase agreement to avoid any possible misunderstandings. In legal disputes, reference is often made to the Living Space Ordinance as a basis.
What counts as living space?
The living space generally includes all rooms within an apartment or house that can be used for residential purposes. This includes:
Living rooms: These include living rooms, bedrooms, children's rooms and guest rooms. These rooms usually form the main part of the living space.
Kitchen: The kitchen is usually counted in full as part of the living space, provided it is usable and habitable. This includes fitted kitchens and dining areas.
Bathroom: The bathroom also counts as living space. This applies to main bathrooms, guest bathrooms and toilets.
Hallways and corridors: In many cases, hallways and corridors are also included in the living space, provided they are not too narrow or too long.
Storage rooms: Depending on their size and use, storage rooms such as walk-in closets or storerooms can be included in the living space.
Balconies and terraces: Balconies and terraces can be included in the living space under certain conditions if they are covered or heatable. However, this varies depending on the country and federal state.
What does not count as living space?
What does not count as living space are rooms or areas that are not used for residential purposes. Such rooms are usually specified as usable space in the living space calculation, for example:
Basement: As a rule, the basement does not count as living space unless it is developed for residential purposes and meets the relevant requirements.
Attic: The attic is not normally counted as living space either, unless it is converted into living space and meets the regulations for living space.
Technical and utility rooms: Rooms such as boiler rooms, laundry rooms or storage rooms do not count as living space.
Garages and parking spaces: Likewise, garages and parking spaces do not count as living space.
Calculating square meters - example of living space
The square meters of a property are usually calculated by measuring the length and width of the individual rooms or areas and then multiplying these dimensions. Here's a simple calculation example:
Suppose you want to calculate the square meters of a rectangular living room area.
Measuring the length and width:
- Measure the length of the living room from one wall to the opposite wall. Assume the length is 6 meters.
- Then measure the width of the living room from another wall to the opposite wall. Assume the width is 4 meters.
Calculating the area:
- Multiply the length (6 meters) by the width (4 meters) to calculate the area: 6 m x 4 m = 24 square meters.
In this example, the area of the living room is 24 square meters. This is a simple example of calculating the square meters of a rectangular area.
For rooms or areas with an irregular shape, you can divide the area into smaller rectangular or square areas and then add the areas of these sub-areas to get the total area.
Important: The exact rules and definitions for calculating living space may vary from country to country and from state to state.
When calculating living space, special features such as sloping ceilings or non-accessible areas must also be taken into account, whereby the respective local regulations and laws must be observed.
Calculating living space and property tax
The calculation of living space has a direct impact on the amount of property tax. In Germany, property tax is calculated on the basis of the so-called standard values, which in turn are based on the living space of the building.
The larger the living space, the higher the property tax. It is therefore essential for property owners to have the living space calculation carried out by an expert to ensure a fair tax burden.
Living space calculation for pitched roofs
The living space calculation for pitched roofs can be complex. In Germany, there is no standardized method of calculation; instead, different regulations apply depending on the federal state. In general, however, the following steps must be observed when calculating the living space of pitched roofs:
Height of the pitched roof: First, the height of the pitched roof is measured. To do this, the distance from the floor to the highest point of the pitched roof is determined. This height is needed to determine the space under the slope.
Area calculation: To calculate the area under the roof slope, the length of the roof slope is measured along the floor. This measurement is usually taken at a certain height above the floor, about 1.50 meters or 2 meters. The width of the room is also measured. The calculated length is then multiplied by the width to determine the floor area under the pitched roof.
Reduction of the area: When calculating the living space, 100% of the area under the pitched roof is not always taken into account. In many cases, only a certain percentage of this area is added to the living space. This percentage can vary depending on the federal state, but is often between 50% and 100%.
Area merging: The calculated area under the sloping roof is then added to the total living area, provided it meets the requirements for the living area calculation.
Example for calculating the living area with sloping roofs
Suppose you have an attic with a length of 10 meters and a width of 8 meters. The height of the pitched roof is 2 meters above the floor. You want to calculate the living space under this sloping roof, taking into account that 50% of this area is added to the total living space.
Calculating the area under the sloping roof: The floor area under the sloping roof is calculated by multiplying the length (10 meters) by the width (8 meters), i.e. 10 m x 8 m = 80 square meters.
Considering the percentage: Since you have decided to add only 50% of this area to the living space, the area actually contributing to the living space is 50% of 80 square meters, i.e. 0.5 x 80 m² = 40 square meters.
Calculating the total living space: Now add this calculated area (40 square meters) to the area of the other rooms in the apartment, such as the bedroom, living room, kitchen and bathroom, to get the total living space.
Assume that the other rooms have a combined area of 100 square meters. Then the total living space of your apartment is 100 m² + 40 m² = 140 square meters.
