German office listings quote the Kaltmiete — the bare rent. Before you sign in Frankfurt, understand what lands on top, because the difference between cold and warm rent decides your real budget.
What do Nebenkosten include?
Heating, water, electricity for common areas, cleaning, maintenance, property tax, building insurance and management fees. In Frankfurt office buildings they typically add €3.50–5.50 per m² per month.
What is often billed separately?
Your own electricity, internet, parking spaces and sometimes cooling. Serviced offices are the exception: one all-inclusive price covers everything, which is why comparing them with classic leases needs the warm-rent view.
The 19% on top
Commercial rents carry VAT if the landlord opted for it — recoverable for VAT-registered tenants, a real cost for others (doctors, some funds). Every RentOfficeToday listing in Frankfurt shows the rate per m² so you can build the full calculation before viewing.
What service charges are made of
- Heating and hot water — the largest single item, heavily dependent on the building's age.
- Electricity for common areas, lift, ventilation and cooling.
- Cleaning of stairwells, sanitary facilities and outdoor areas.
- Maintenance of lift, fire safety systems and ventilation.
- Property tax, building insurance and management fees.
- Winter service, waste disposal and sometimes security.
What to check before signing
Ask for last year's statement — it shows actual rather than estimated costs. Check whether the advance payment is realistically calculated: figures set too low lead to an unpleasant back payment. Clarify the allocation key as well, usually by square metre.
When you get the statement
Reconciliation normally comes once a year, often several months late. Unlike residential tenancy law, German commercial leases have no rigid cut-off date — so agree one in the contract, otherwise claims can surface for long-past periods.
Keeping the full cost in view
Budget realistically: base rent plus €3.50–5.50 per m² in service charges, plus your own electricity and internet. With a median base rent of €31/m² in Frankfurt, the all-in figure lands near €37 per m². Serviced offices quote one inclusive price instead — when comparing the two models, always put the warm rent side by side.