Landlord shuts off electricity or water: that is prohibited self-help

Some landlords turn off electricity, water or heating during a dispute to force tenants to give up. In an ongoing tenancy this is in principle prohibited self-help; you are entitled to have the supply restored immediately, if necessary by urgent application.

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Your chances of getting your money back

In an existing tenancy the landlord may not cut off the supply on their own authority. If they do, you can demand restoration, because of prohibited self-help (§ 858 BGB) and from the rental contract.

Because of the urgency, a court urgent application (interim injunction) is often the fastest way. You should get legal help for this.

What you should do now

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1. Document immediately
Record what was shut off and when (photos, witnesses) and since when the supply has been missing.
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2. Demand restoration in writing
Request the landlord in writing and with a short deadline (e.g. 24 to 48 hours) to restore the supply.
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3. Prepare an urgent application
If they do not respond, an interim injunction for restoration is possible. This goes quickly, so get support.
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4. Assert the damage
If the shut-off causes you costs or damage (e.g. spoiled food, hotel), you can demand compensation.

How to spot the scam

The landlord announces that in the event of rent arrears they will 'just turn it off'.
Electricity or water is cut off without warning.
Pressure is applied for you to move out 'voluntarily'.

Frequently asked questions

May the landlord shut off the electricity for rent debts?

In an ongoing tenancy, in principle no. Even in the event of rent arrears they must go the regulated way (reminder, termination, eviction lawsuit) and may not cut off the supply on their own authority. That is prohibited self-help.

How quickly do I get electricity and water back?

Via an interim injunction the court can order the restoration at short notice. Because of the urgency this urgent route is often the fastest; with legal help it goes swiftly.

Can I demand damages?

Yes, for damage arising from the impermissible shut-off, such as spoiled food or necessary replacement accommodation. Document the damage carefully.

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General information for self-help, not legal advice (RDG). In case of a high loss or uncertainty: contact a consumer advice center or a lawyer.