October 10, 2024, 11:07 am | Read time: 7 minutes
The Wohnberechtigungsschein (WBS) is a document that enables access to social housing. These apartments are characterized by comparatively low rents. But who is entitled to the WBS, and how do you obtain it?
Rents are rising rapidly in many German cities. A housing entitlement certificate can be beneficial, as it grants access to more affordable apartments. However, certain requirements must be met in order to obtain such a certificate. Below, you will discover the specific criteria required to qualify.
Overview
Housing entitlement certificate (WBS) explained simply
A Wohnberechtigungsschein (WBS) is an official document issued by the housing office or another competent authority of the respective city or municipality. Its purpose is to provide individuals with low incomes access to affordable housing. In Germany, there is state-subsidized housing, also known colloquially as social housing. These apartments are typically less expensive than privately financed apartments, offering crucial support for individuals with low incomes. The WBS confirms that a person or household is entitled to move into such an apartment. The basis for this is the Housing Binding Act (WoBindG) and the Housing Assistance Act (WoFG), in particular Section 27, which regulates issues relating to the WBS.
A decisive factor is the applicant’s income. This must not exceed a certain limit, which varies depending on the federal state, city, and household size. The relevant income is calculated based on the annual gross income. Allowances are given for various deductions, such as standard expenses related to income or maintenance obligations.
The housing entitlement certificate (WBS) was first introduced as part of social housing subsidies after the Second World War, in the 1950s to be precise. The WBS was introduced in response to the housing shortage at the time and the considerable need for housing after the war.
What is the income threshold for a housing entitlement certificate?
A common question is what income level qualifies one to receive a housing entitlement certificate (WBS). This highlights the complexity and variability within Germany, as income limits differ by federal state, city, or municipality. These limits are based on the household’s annual gross income, from which certain allowances and deductions are taken into account. However, Section 9 of the WoFG contains reference values that are applied in some regions of Germany:
- For a one-person household: 12,000 euros
- For a two-person household: 18,000 euros
- Plus, for each additional person included in the household: 4100 euros
It also states: “If the household includes children within the meaning of Section 32 (1) to (5) of the Income Tax Act, the income limit according to sentence 1 is increased by a further EUR 500 for each child.”
Depending on where you live, the income limits may be higher or lower, especially in large cities and metropolitan areas where the cost of living is higher. It is therefore always advisable to check the exact limits with the relevant housing authority or online on the city websites.
How long can you live in the apartment?
If you have obtained an apartment with a WBS, you may not want to leave it so quickly, as the rents are quite low. However, it can happen that you find a better-paid job and therefore have a higher salary.
There is no fixed commitment or maximum rental period. Even if you earn more after changing jobs, for example, and are therefore above the income threshold, the tenant is protected against dismissal under Section 573 of the German Civil Code (BGB). German tenancy law does not provide for termination due to an increase in income. A higher income situation therefore does not lead to the loss of the right of residence. Tenants may remain in their social housing even if they exceed the original income limit.
However, under certain conditions, an increase in income may result in a rent adjustment, particularly if this is stipulated in the contract. In some federal states, regulations have been introduced on the so-called misoccupancy levy. This levy allows landlords to charge an additional rent if income limits are exceeded. The levy aims to balance the financial benefit of social housing without compelling tenants to vacate. This has been the case in Hesse, in particular, since 2016.
Types of WBS
There isn’t just a single housing entitlement certificate (WBS); there are various types that differ by federal state. One type is the general WBS, issued to individuals who fall within the specified income limits. On the other hand, special housing entitlement certificates are issued to people who need easier access to social housing due to special circumstances or life situations. However, these regulations are not uniform and may differ. To take a closer look at different types of WBS, let’s take Berlin as an example.
Special housing entitlement certificates, such as the “WBS 100” or “WBS 140”, are required to move into most social housing. The “WBS 100” confirms that the national income limit according to Section 9 Paragraph 2 of the Housing Assistance Act (WoFG) is not exceeded. In contrast, the “WBS 140” allows this income limit to be exceeded by up to 40 percent. Due to a special regulation in Berlin, colloquially known as the “Berlin income limit,” it is also possible to move into a social housing apartment with this increased income limit. There are also other certificates such as the “WBS 160”, “WBS 180” and “WBS 220”.
How much living space is allocated with a WBS?
Each federal state has its own regulations on housing subsidies, which stipulate which apartment sizes are permitted with a WBS. Let’s stick with the Berlin example. There, it is clearly regulated how much living space you are entitled to with a WBS.
The Senate Department for Urban Development, Building, and Housing states: “One living space is allocated for the housing-entitled individual and each accompanying family member. Thus, a married couple with three children would be entitled to an apartment with a maximum of five rooms.” However, additional living space can also be recognized due to special personal or professional needs.
Another example is the regulation in Hamburg. In Hamburg, the apartment size is strictly regulated. Accordingly, the maximum apartment size for a one-person household is 50 square meters, for a two-person household 60 square meters, for a three-person household 75 square meters, and for a four-person household 90 square meters. For more than four people in the household, the living space is increased by 15 square meters per person.
How long is a WBS valid for?
A residence entitlement certificate is usually valid for one year. The WBS becomes valid on the date of issuance and remains so for precisely twelve months. Within this period, the certificate can be used to search for and move into suitable social housing. Although the specific regulations in individual federal states and cities may vary slightly, the usual period of validity is one year in most cases.
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How do you apply for WBS?
Here too, each federal state (or city) handles this differently. You can apply for a housing entitlement certificate at the relevant housing authority or the citizens’ office of the respective city or municipality. The process is relatively standardized but can vary slightly depending on the region.
It is crucial to verify in advance if you qualify and meet the criteria for a WBS. It is also essential to keep all necessary documents readily available. As a rule, these include your identity card or passport, proof of income, and proof of social benefits.
The application form is almost always available on the website of the respective city or municipality or directly at the local citizens’ office.