Guide
Property knowledge for Berlin owners
Floor area calculation 2016: what the new DIN 277 and WoFlV mean for Berlin owners
The 2016 revision of DIN 277 changes the basis for area calculations. What Berlin owners and investors should know when letting and selling property.
Peter Guthmann
Whether estimating costs for a new build, letting commercial space or calculating rent for a period apartment: correct area calculation is the basis for every economic decision. In 2016, the revised DIN 277 brings changes that primarily affect developers and commercial investors. For residential properties, the Living Space Ordinance (WoFlV) remains the standard.
Revised DIN 277
DIN 277 serves as the basis for cost estimation in building construction under DIN 276. The January 2016 edition merges the previous parts 1 and 2 and renames several terms. The former "Nettogrundflaече" (NGF, net floor area) is now "Nettoraumflaeche" (NRF, net room area), and "Nutzflaeche" (NF, usable area) becomes "Nutzungsflaeche" (NUF, utilisation area).
This is relevant for commercial investors because DIN 277 is frequently used to calculate lettable office and practice space. It enables a transparent breakdown of utilisation areas, technical areas (e.g. plant rooms) and circulation areas (e.g. corridors). Shared spaces such as kitchenettes or main corridors can be allocated proportionally to tenants.
The WoFlV: the standard for residential space
For the majority of apartments in Berlin, the Living Space Ordinance (WoFlV) of 2004 applies. It defines which areas count toward the chargeable living area. In the context of the rent cap in force since 2015, this carries particular weight because the permissible rent is calculated per square metre.
The details matter: areas under sloped ceilings below one metre in height do not count at all; between one and two metres, they count at 50%. Loggias, balconies and terraces are generally counted at 25%, in exceptional cases up to 50%. Unheated conservatories count at 50%.
Errors can be costly
If the area stated in a lease deviates by more than 10% from the actual living space, tenants can reduce the rent and reclaim overpayments. When selling, an incorrect area statement can lead to the purchase contract being contested. Given the current market trend and rising prices, precise calculation is indispensable.
Special case: attic conversions and basement apartments
Particular care is needed for retrofitted attic conversions or basement apartments, common in many period building neighbourhoods such as Neukoelln or Pankow. Beyond the WoFlV, Berlin's building code must also be observed, which sets minimum requirements for ceiling heights and natural light. Only when these are met may a space be declared and let as residential.