Optimal Building Insurance for Business and Residential: Your Comprehensive Guide
13 May 2025
Katrin Straub
Managing Director at nextsure
A property, two uses – double need for protection? The right building insurance for commercial and residential properties is crucial to avert financial risks in case of damages. Learn how to find the right policy and avoid pitfalls.
The topic in brief and concise terms
The fifty percent rule (commercial share) determines the type of building insurance needed (commercial or private with business registration).
The 1914 value and the current new value factor are crucial for the correct insurance sum and help avoid underinsurance.
An accurate declaration of commercial use and all circumstances that increase risk is essential for full insurance coverage.
The 50 Percent Rule: Understanding the Foundation of Proper Coverage
The correct classification of your property is the first step.
If the building is used for commercial purposes more than fifty per cent of the time, a specialist commercial building insurance is usually required.
If the commercial proportion is lower, a residential building insurance with a declaration of commercial use may suffice.
This distinction significantly influences premiums and benefits.
An accurate area calculation is therefore essential for insurance coverage.
The type of business also plays a role; a craft business often carries higher risks than an office.
This is how you ensure the long-term preservation of your property's value.
The correct categorisation avoids coverage gaps in the event of a claim.
Defining the range of services: Choose basic protection and meaningful extensions
A solid building insurance for commercial and residential properties typically covers damage caused by fire, water, storms, and hail.
For example, it covers the costs of repairs after a burst pipe floods a ground-floor shop.
Storm damage to the roof of a three-storey residential and commercial building is usually also covered.
However, many owners underestimate additional risks.
Consider which optional components make sense for your property.
These include:
Natural hazard insurance: Protection against flooding, heavy rain, or snow pressure – increasingly important with extreme weather on the rise.
Glass insurance: Covers breakage of shop windows or large glass facades, which can quickly incur costs of several thousand euros.
Loss of rent insurance: Replaces lost rental income if the building is unusable after damage, often for up to 48 months.
Protection of photovoltaic systems: Special protection for solar modules on the roof. [<="///">.]
A precise needs analysis helps to perfectly tailor the insurance coverage to the specific hazards of your mixed-use property.
This ensures that you are not left facing high costs in the event of an emergency.
Calculate costs: Understand premium calculation and value of 1914
The premiums for building insurance for commercial and residential properties depend on many factors.
These include the building's value, the type of commercial use, and the location.
An important factor is the sum insured, which is often determined according to the so-called 1914 value.
This fictional calculation value indicates the theoretical construction costs of the building in 1914 in Goldmarks.
When multiplied by the annually adjusted sliding new value factor by the GDV, it gives the current new construction value.
For the year 2024, this factor is 26.1, for example.
The formula is: Value 1914 x sliding new value factor x insurer's premium rate = annual premium.
A correct determination of the 1914 value is crucial to avoid hazardous underinsurance.
For mixed-use buildings with up to fifty percent commercial share, Form 771 can be used.
This takes into account cubature and equipment features.
Precise valuation ensures compensation in the event of damage, enabling rebuilding at current prices.
Understanding this calculation logic helps you compare offers better.
Special case rental: Pass on insurance costs to tenants
As a landlord of a mixed-use property, you can apportion the cost of building insurance to your tenants.
This requires an appropriate agreement in the lease, which often refers to Section 556 of the German Civil Code (BGB).
With mixed use, an accurate distribution of costs is crucial.
Premiums for commercially used spaces are often more expensive than for residential areas due to higher risks.
A residential tenant, therefore, only has to cover the portion of costs that pertains to purely residential use.
A judgment by the AG Tempelhof-Kreuzberg (2016) confirmed that costs for commercial portions must be deducted in advance.
This not only concerns insurance but also water or electricity costs.
A transparent service charge statement is essential here to avoid conflicts.
Clarify the applicability of allocation and the distribution key precisely to act legally secure.
This provides clarity for both parties and ensures your claims as a landlord.
Learning from Practice: Recent Court Decisions and Their Significance
Court decisions shape the interpretation of insurance conditions and highlight typical points of contention.
The Federal Court of Justice (BGH) has clarified that the exclusion for damage by 'fungus' (house fungus) in water damage insurance also applies when the fungal infestation is the result of an insured water escape.
This underscores the importance of carefully examining exclusions.
Another ruling concerns the burden of proof in flood damage; the policyholder must prove the insurance case.
These judgments highlight how crucial precise contract wording and accurate damage documentation are.
They also show that not all water damage is automatically insured.
Being aware of current case law helps better assess one's own rights and obligations.
Seek expert advice: Ensure optimal protection and avoid pitfalls
Choosing the right building insurance for commercial and residential properties requires care and expertise.
An individual needs analysis is essential to ensure tailored coverage.
Expert tip: Ensure the insurance sum is adequate to avoid underinsurance.
The sliding new value protection is usually the best option here, as it accounts for price increases in the construction industry.
Clarify precisely which risks are covered by the chosen tariff and which additional modules, such as elemental damage insurance, are sensible for your specific situation.
Obtain several quotes and compare not only the price but also the detailed service descriptions and exclusions.
Professional advice can help avoid pitfalls and optimise your insurance coverage.
Do not underestimate the complexity, especially with mixed use involving different types of businesses.
Careful planning protects against nasty surprises and secures your existence in case of damage.
nextsure is pleased to assist you in analysing your risk situation.
Request an individual risk analysis now: Have your insurance situation checked free of charge and receive specific optimisation suggestions.
More useful links
Statistisches Bundesamt (Destatis) provides information on construction prices and real estate price indices.
Statistisches Bundesamt (Destatis) provides further information on construction prices.
IHK München offers a leaflet on insurance for businesses.
Umweltbundesamt (UBA) provides information about the impacts of climate change on the financial sector.
Umweltbundesamt (UBA) offers a report on climate risk insurance.
Gesetze im Internet provides the full text of the German Civil Code (BGB), with particular focus on § 1128.
Gesamtverband der Deutschen Versicherungswirtschaft (GDV) offers statistics on claims expenditures for residential building insurance due to natural hazards (2003-2022).
FAQ
Benötige ich eine spezielle Gebäudeversicherung, wenn ich in meinem Wohnhaus ein kleines Büro betreibe?
Ja, Sie müssen die gewerbliche Nutzung Ihrem Versicherer melden. Solange der Wohnanteil überwiegt (mehr als fünfzig Prozent) und das Gewerbe risikoarm ist (z.B. reines Büro), kann dies oft im Rahmen Ihrer bestehenden Wohngebäudeversicherung mit einem Zuschlag berücksichtigt werden. Eine genaue Prüfung ist aber immer notwendig.
Was passiert, wenn ich den gewerblichen Anteil meiner Immobilie nicht korrekt angebe?
Eine falsche oder unvollständige Angabe der gewerblichen Nutzung kann als Verletzung der Anzeigepflicht gewertet werden. Im schlimmsten Fall kann der Versicherer die Leistung im Schadenfall kürzen oder ganz verweigern. Ehrlichkeit und Genauigkeit sind hier entscheidend.
Sind Schäden durch Starkregen immer in der Gebäudeversicherung für Gewerbe und Wohnen enthalten?
Nein, Schäden durch Starkregen oder Überschwemmung sind Elementarschäden. Diese müssen in der Regel über einen zusätzlichen Baustein, die Elementarschadenversicherung, abgesichert werden. Der Basisschutz deckt dies meist nicht ab.
Wie oft sollte ich meine Gebäudeversicherung für eine gemischt genutzte Immobilie überprüfen?
Sie sollten Ihre Police regelmäßig, mindestens alle drei bis fünf Jahre, sowie bei jeder wesentlichen Änderung (z.B. Umbau, Nutzungsänderung des Gewerbes, Wertsteigerung) überprüfen lassen. So stellen Sie sicher, dass der Schutz aktuell ist und keine Unterversicherung besteht.
Was bedeutet 'gleitender Neuwert' in der Gebäudeversicherung?
Der gleitende Neuwert stellt sicher, dass die Versicherungssumme jährlich an die Baupreisentwicklung angepasst wird. Im Schadenfall erhalten Sie so die Kosten für einen Neubau gleicher Art und Güte zu aktuellen Preisen, auch wenn die Baukosten seit Vertragsabschluss gestiegen sind.
Welche Rolle spielt die Art des Gewerbes für die Prämie der Gebäudeversicherung?
Die Art des Gewerbes hat einen erheblichen Einfluss. Ein produzierendes Gewerbe mit Maschinen oder Lagerung brennbarer Materialien birgt ein höheres Risiko (z.B. Brandgefahr) und führt zu höheren Prämien als beispielsweise ein reines Verwaltungsbüro oder eine Arztpraxis mit geringem Sachwert.
