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Fire only
Fire, lightning and explosion. Often the minimum a lender requires, but water and storm stay uninsured.
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Commercial buildings insurance in Germany: cover for the property you own
If your company owns its premises in Germany, or you invest in a commercial property, the building needs its own insurance. German buildings cover is based on rebuilding cost, not market value, and it treats a change of use by a tenant as a change of risk you must report. Flood is an optional extra.
The question almost everyone asks first
Do I need buildings insurance for a commercial property in Germany?
There is no legal obligation, but any bank financing the purchase will require fire insurance and register its interest with the insurer. Without cover, the owner pays for demolition, rebuilding and lost rent after a fire. Tenants insure only their own contents, so if you own the building, nobody else covers it.
Market value is the wrong starting point
Investors from the UK or US often use the purchase price as a guide. In Germany the sum insured reflects what it costs to rebuild a comparable building today, including demolition, planning and current building regulations, but excluding land. A cheap warehouse in a weak market can cost far more to rebuild than it cost to buy.
If the sum is too low, § 75 of the Insurance Contract Act reduces every claim in proportion. Some insurers offer indexed rebuilding value based on the 1914 value (Wert 1914) for smaller buildings, which adjusts automatically to construction prices. For larger properties a professional valuation linked to an underinsurance waiver is the safer route.
Your tenants change your risk
Premiums depend on the most hazardous use in the building. If an office tenant leaves and a joinery or restaurant moves in, the fire risk rises. German law treats that as an increase in risk (§ 23 VVG) which the owner must report. Keeping quiet can reduce or remove the claim payment.
Vacancy and major refurbishment also need to be reported. Empty buildings attract arson and vandalism, and a water leak can go unnoticed for weeks. During construction work, a separate contractors' all risks policy is usually needed.
Loss of rent and extra costs
Loss of rent cover pays the rent tenants no longer owe while the space is unusable, or the rental value if you use the building yourself. Twelve months is common, better policies offer 24, which matters because rebuilding with permits often takes longer than a year.
Look also at cover for extra costs caused by authorities, such as new fire safety or energy requirements that apply to a rebuild. These are often limited or excluded in basic wordings.
What is covered
- The building with permanently installed fixtures and building services
- Fire, lightning, explosion and aircraft impact
- Water escaping from pipes, frost and pipe bursts
- Storm (wind force 8 and above) and hail
- Clean-up, demolition and disposal costs
- Loss of rent or rental value, usually up to twelve months
- Extra costs from official requirements, depending on the policy
- Flood, backflow, landslide and snow load with natural hazards cover
What is not covered
- Contents, stock and tenants' fit-out
- Flood and heavy rain without natural hazards cover
- Gradual damp, wear and poor maintenance
- Losses during unreported vacancy or refurbishment
- Groundwater, depending on the wording
- Intentional damage
Who needs it
- Companies that own their office, workshop or warehouse
- Investors letting commercial space
- Owners of mixed-use buildings with shops and flats
- Anyone whose lender requires fire insurance
Who can do without
- Tenants of commercial space, who insure their contents instead
Wheel of misfortune
Spin the wheel of bad luck
Six things that really happen. The wheel picks yours and shows who pays.
Cost:
Budget policy
Strong policy
See all six cases
- Storm strips the warehouse roof, around €20,000 to €150,000. Budget policy: pays, Strong policy: pays. Storm from force 8 is part of standard German building cover, including rain that comes through the damaged roof.
- New restaurant tenant starts a fire, six figures up to total loss. Budget policy: pays in part, Strong policy: pays. An unreported change of use is an increase in risk. Better wordings include automatic cover and let you report afterwards.
- Rebuild must meet new energy rules, five to six figures, depending on the rules. Budget policy: does not pay, Strong policy: pays. Extra costs demanded by the authorities are excluded in basic wordings. Strong policies give them their own sum.
- Tenant stops paying rent after fire, up to 24 months of rent. Budget policy: pays in part, Strong policy: pays. Basic cover pays six to twelve months. Rebuilding with permits in Germany often takes longer, which is why 24 months matters.
- Snow load caves in the roof, five to six figures. Budget policy: does not pay, Strong policy: pays. In Germany snow load is a natural hazard, not storm. It needs the Elementar add-on.
- Leaking gutter soaks a wall for years, around €5,000 to €40,000 repairs. Budget policy: does not pay, Strong policy: does not pay. Gradual damp and poor maintenance are never insured. German cover pays for sudden events, not slow decay.
What it costs
The premium is a rate applied to the sum insured. Use, construction and fire protection move it most, then location. There are no reliable published price ranges for commercial buildings in Germany.
What drives the premium
- Use by owner and tenants
- Construction: masonry, steel hall, timber, combustible insulation
- Sum insured and valuation basis
- Location: storm, hail and flood exposure
- Fire protection: compartments, detection, sprinklers
- Age of pipes and building services
- Deductible and claims history
We do not publish typical prices, as properties differ too much. Your premium is known once we have a quote.
The policy levels on the market
02
Combined buildings policy
Fire, water, storm and hail with loss of rent and cost extensions. The standard choice for most owners.
03
All risks with natural hazards
Everything not excluded, plus flood and similar perils, higher limits and loss of rent up to 24 months.
How to recognise a good policy
| Criterion | Minimum standard | Strong policy | Why it matters |
|---|---|---|---|
| Underinsurance waiver | none | waiver after valuation or indexed rebuilding value | Construction costs rise faster than owners update sums. |
| Loss of rent | 6 months | 24 months, including commercial tenants | Permits and rebuilding often take more than a year. |
| Official requirements | excluded | included with its own limit | A rebuild must meet today's regulations, which costs more. |
| Change of tenant | report before move-in | provisional cover with later notification | Owners often learn late what a tenant actually does. |
| Gross negligence | payment may be reduced | no reduction up to the sum insured | Forgetting to drain pipes in an empty unit is a classic case. |
| Natural hazards | not included | included with a reasonable deductible | Heavy rain causes losses far from any river. |
Insurers on the German market
Commercial buildings in Germany are insured by the large property insurers and by regional public insurers. Larger properties are often shared between several insurers. This list is a market overview.
| Insurer | Background |
|---|---|
| Allianz | commercial property through agents and brokers |
| AXA | commercial buildings and property portfolios |
| HDI | Talanx group, commercial customers |
| R+V | cooperative banking group, mid-sized firms |
| Zurich | commercial and industrial risks, mainly brokers |
| Provinzial | regional public insurer |
| Alte Leipziger | broker distribution |
| Württembergische | part of the W&W group |
From the BaFin register
155
155 insurers supervised by BaFin, the German regulator, are licensed for this class of insurance. (Feuer, Sturm, Hagel-, Frost- und sonstige Sachschäden)
Show all 155 names from the register
- ACM Versicherung AG
- ADAC Autoversicherung AG
- ADAC Versicherung AG
- ADAC Zuhause Versicherung AG
- ADLER Versicherung AG
- Allianz Direct Versicherungs-AG
- Allianz Global Corporate & Specialty SE
- Allianz Versicherungs-Aktiengesellschaft
- Alte Leipziger Versicherung Aktiengesellschaft
- Ambra Versicherung AG
- AMMERLÄNDER VERSICHERUNG Versicherungsverein a.G. (VVaG)
- andsafe Aktiengesellschaft
- ARAG Allgemeine Versicherungs-Aktiengesellschaft
- Astra Versicherung AG
- AXA Versicherung Aktiengesellschaft
- BA die Bayerische Allgemeine Versicherung AG
- Badischer Gemeinde-Versicherungs-Verband
- Baloise Sachversicherung Aktiengesellschaft Deutschland
- Barmenia Allgemeine Versicherungs-Aktiengesellschaft
- BavariaDirekt Versicherung AG
- Bayerische Hausbesitzer-Versicherungs-Gesellschaft a.G.
- Bayerische Landesbrandversicherung Aktiengesellschaft
- Bayerischer Versicherungsverband Versicherungsaktiengesellschaft
- BD24 Berlin Direkt Versicherung AG
- Bergische Brandversicherung Allgemeine Feuerversicherung V.a.G.
- BGV-Versicherung Aktiengesellschaft
- CG Car-Garantie Versicherungs-Aktiengesellschaft
- Concordia Versicherungs-Gesellschaft auf Gegenseitigkeit
- CONSTANTIA Versicherungen a.G.
- Continentale Sachversicherung Aktiengesellschaft
- Cosmos Versicherung Aktiengesellschaft
- DA Deutsche Allgemeine Versicherung Aktiengesellschaft
- DARAG Deutschland AG
- Debeka Allgemeine Versicherung Aktiengesellschaft Sitz Koblenz am Rhein
- Delvag Versicherungs-AG
- DEVK Allgemeine Versicherungs-Aktiengesellschaft
- DEVK Deutsche Eisenbahn Versicherung Sach- und HUK-Versicherungsverein a.G. Betriebliche Sozialeinrichtung der Deutschen Bahn
- DFV Deutsche Familienversicherung AG
- Dialog Versicherung Aktiengesellschaft
- Die Haftpflichtkasse VVaG
- DOCURA VVaG
- Dolleruper Freie Brandgilde
- Domestic & General Insurance Europe AG
- ERGO Direkt Versicherung Aktiengesellschaft
- ERGO Reiseversicherung AG
- ERGO Versicherung Aktiengesellschaft
- EUROPA Versicherung Aktiengesellschaft
- EXTREMUS Versicherungs-Aktiengesellschaft
- Fahrlehrerversicherung Verein auf Gegenseitigkeit
- Feuer- und Einbruchschadenkasse der BBBank in Karlsruhe, Versicherungsverein auf Gegenseitigkeit
- Feuersozietät Berlin Brandenburg Versicherung Aktiengesellschaft
- GARANTA Versicherungs-Aktiengesellschaft
- Gartenbau-Versicherung VVaG
- Gebäudeversicherungsgilde für Föhr,Amrum und Halligen
- Generali Deutschland Versicherung AG
- GGG Kraftfahrzeug-Reparaturkosten-Versicherungs-Aktiengesellschaft
- Gothaer Allgemeine Versicherung Aktiengesellschaft
- Gothaer Versicherungsbank VVaG
- Great Lakes Insurance SE
- GRUNDEIGENTÜMER-VERSICHERUNG Versicherungsverein auf Gegenseitigkeit
- GVO Gegenseitigkeit Versicherung Oldenburg VVaG
- GVV Direktversicherung AG
- GVV-Kommunalversicherung, Versicherungsverein auf Gegenseitigkeit
- Hagelgilde Versicherungsverein a.G., gegründet 1811
- Hamburger Beamten-Feuer-und Einbruchskasse
- Hamburger Feuerkasse Versicherungs-Aktiengesellschaft
- Hamburger Lehrer-Feuerkasse
- HanseMerkur Allgemeine Versicherung AG
- HanseMerkur Reiseversicherung AG
- Harsewinkeler Versicherung VaG
- HDI Global SE
- HDI Global Specialty SE
- HDI Haftpflichtverband der Deutschen Industrie Versicherungsverein auf Gegenseitigkeit
- HDI Versicherung AG
- Helvetia Schweizerische Versicherungsgesellschaft AG Direktion für Deutschland
- Helvetia Versicherungs-Aktiengesellschaft
- HUK-COBURG Haftpflicht-Unterstützungs-Kasse kraftfahrender Beamter Deutschlands a.G. in Coburg
- HUK-COBURG-Allgemeine Versicherung AG
- HUK24 AG
- Häger Versicherungsverein auf Gegenseitigkeit
- Hübener Versicherungs-Aktiengesellschaft
- IDEAL Versicherung AG
- INTER Allgemeine Versicherung AG
- Interlloyd Versicherungs-Aktiengesellschaft
- InterRisk Versicherungs-AG Vienna Insurance Group.
- ISSELHORSTER Versicherung V.a.G.
- Itzehoer Versicherung/Brandgilde von 1691 Versicherungsverein auf Gegenseitigkeit
- Janitos Versicherung Aktiengesellschaft
- KRAVAG-ALLGEMEINE Versicherungs-Aktiengesellschaft
- KRAVAG-LOGISTIC Versicherungs-Aktiengesellschaft
- Landschaftliche Brandkasse Hannover
- LBN Versicherungsverein a.G. (VVaG)
- Lehrer-Feuerversicherungsverein a.G. für Schleswig-Holstein, Hamburg und Mecklenburg-Vorpommern
- Lifestyle Protection AG
- Lippische Landesbrandversicherung AG
- Lucura Versicherungs AG
- LVM Landwirtschaftlicher Versicherungsverein Münster a.G.
- Mannheimer Versicherung Aktiengesellschaft
- Markel Insurance SE
- Mecklenburgische Versicherungs-Gesellschaft auf Gegenseitigkeit
- Mercedes-Benz Versicherung AG
- MVK Versicherung VVaG
- MÜNCHENER VEREIN Allgemeine Versicherungs-AG
- NEH Neue Hildener Versicherung AG
- Neodigital Versicherung AG
- Neuendorfer Brand-Bau-Gilde
- Newline Europe Versicherung AG
- nexible Versicherung AG
- Nordhemmer Versicherungsverein auf Gegenseitigkeit
- NV-Versicherungen VVaG
- NÜRNBERGER Allgemeine Versicherungs-Aktiengesellschaft
- NÜRNBERGER BEAMTEN ALLGEMEINE VERSICHERUNG AKTIENGESELLSCHAFT
- OKV - Ostdeutsche Kommunalversicherung auf Gegenseitigkeit
- Ostangler Brandgilde, Versicherungsverein auf Gegenseitigkeit (VVaG)
- OSTBEVERNER Versicherungsverein auf Gegenseitigkeit (VVaG)
- Pallas Versicherung Aktiengesellschaft
- ProTect Versicherung AG
- Provinzial Nord Brandkasse Aktiengesellschaft
- Provinzial Versicherung Aktiengesellschaft
- PVAG Polizeiversicherungs-Aktiengesellschaft
- R+V Allgemeine Versicherung Aktiengesellschaft
- Real Garant Versicherung Aktiengesellschaft
- RheinLand Versicherungs Aktiengesellschaft
- Rhion Versicherung Aktiengesellschaft
- S DirektVersicherung Aktiengesellschaft
- SAARLAND Feuerversicherung Aktiengesellschaft
- Schleswiger Versicherungsverein auf Gegenseitigkeit
- SCHNEVERDINGER Versicherungsverein a.G.
- SHB Allgemeine Versicherung VVaG
- SIGNAL IDUNA Allgemeine Versicherung Aktiengesellschaft
- SIGNAL IDUNA Unfallversicherung a. G.
- Sparkassen-Versicherung Sachsen Allgemeine Versicherung Aktiengesellschaft
- Stuttgarter Versicherung Aktiengesellschaft
- SV SparkassenVersicherung Gebäudeversicherung Aktiengesellschaft
- TRIAS Versicherung Aktiengesellschaft
- Uelzener Allgemeine Versicherungs-Gesellschaft a.G.
- Union Reiseversicherung Aktiengesellschaft
- uniVersa Allgemeine Versicherung AG
- Vereinigte Hagelversicherung VVaG
- Vereinigte Tierversicherung, Gesellschaft auf Gegenseitigkeit
- Versicherer im Raum der Kirchen Sachversicherung AG
- Versicherungsverband Deutscher Eisenbahnen-Versicherungsverein auf Gegenseitigkeit
- VHV Allgemeine Versicherung AG
- Volkswagen Versicherung Aktiengesellschaft
- VOLKSWOHL-BUND SACHVERSICHERUNG AKTIENGESELLSCHAFT
- VPV Allgemeine Versicherungs-AG
- Waldenburger Versicherung Aktiengesellschaft
- WERTGARANTIE SE
- WGV-Versicherung AG
- WWK Allgemeine Versicherung Aktiengesellschaft
- Württembergische Gemeinde-Versicherung auf Gegenseitigkeit
- Württembergische Versicherung Aktiengesellschaft
- Würzburger Versicherungs-AG
- Zurich Insurance Europe AG
- Öffentliche Feuerversicherung Sachsen-Anhalt
Source: BaFin company database, retrieved 18 September 2026. Insurers from other EU countries selling through a branch or without a German office are not included.
Legal basis and sources
Products and add-ons
Fire insurance for commercial buildings
The core cover required for financing, sometimes as a standalone policy.
Combined commercial buildings policy
Fire, water, storm and hail with cost extensions and loss of rent.
All risks buildings policy
Covers unnamed perils too, typical for larger properties.
Natural hazards extension
Flood, backflow, earthquake, subsidence, landslide, snow load and avalanche, usually with a deductible.
Myth or truth
True or false?
Five things people say about this insurance. Guess first, then see the answer.
Buildings insurance is compulsory in Germany.
This is false.
No, there is no general legal duty. In practice every lender requires it and asks the insurer for a Sicherungsschein.
If you buy a building in Germany, the seller's policy passes to you.
This is true.
Yes, under § 95 of the Insurance Contract Act the buyer steps into the existing contract. You can cancel it within one month of registration in the land register and choose your own cover.
A German buildings policy also covers the value of the land.
This is false.
No, land does not burn. The sum insured covers rebuilding, demolition and fees, which is why it can be far below or above the purchase price.
When a delivery truck hits your gate, the driver's motor insurance pays first.
This is true.
Right, the vehicle's liability insurance is responsible. Your own building policy only matters if the driver is unknown and vehicle impact is included.
Snow crushing the roof counts as storm damage.
This is false.
No, German wordings treat snow load as a natural hazard. Without the Elementar add-on it is not covered, even far from any river.
Common mistakes
- Using the purchase price as the sum insured
- Not reporting a new tenant with a higher fire risk
- Leaving a building empty without telling the insurer
- Assuming flood is covered as part of storm
- Choosing six months of loss of rent for a building that takes two years to rebuild
Questions and answers
Frequently asked
Who insures the building, the landlord or the tenant?
The owner insures the building. Tenants insure their own contents and fit-out. German commercial leases often allow the landlord to pass the premium on to tenants as a service charge, if the lease says so.
What is Wert 1914?
A German valuation method that expresses the rebuilding cost in 1914 prices and scales it with a construction price index. It keeps the sum insured up to date automatically and is mainly used for residential and smaller commercial buildings.
Why does my bank want a Sicherungsschein?
It is a confirmation from the insurer that the policy exists and that payments after a total loss go to the bank first. The insurer also informs the bank if premiums are unpaid or the policy ends.
Is a solar installation on the roof covered?
Sometimes against fire and storm as part of the building, but not against technical breakdown, theft or lost feed-in income. Larger systems usually get their own solar panel policy.
Do I have to report vacancy?
Yes, if the policy requires it, and most commercial wordings do after a certain period. Vacancy is an increase in risk under German law, and not reporting it can cost you the claim.
Is flood damage to my building covered?
Only with natural hazards cover. Water entering from outside after heavy rain or a river flooding is neither pipe water nor storm under German wordings.
Can several buildings be insured together?
Yes. A blanket clause can balance underinsurance on one building against overinsurance on another. This is useful for companies with several buildings on one site.
Does buildings insurance cover a broken heating system?
Only if an insured peril such as fire or water caused the damage. A breakdown without an external cause is a matter for machinery insurance.
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