What a housing cooperative is
A housing cooperative (Wohnungsbaugenossenschaft, eG) belongs to its members. Whoever lives in a co-op flat is not just a tenant but a member and co-owner. Instead of an ordinary lease, you usually sign a permanent right-of-use contract (Dauernutzungsvertrag); as a rule, German tenancy law applies to it as well. Co-ops do not aim for maximum profit, so their rents are often below the market level — but this is not guaranteed and differs between co-ops and buildings. Members vote at the general meeting or elect a representatives’ assembly (Vertreterversammlung).
Membership and shares
- To get a flat, you join the co-op and buy shares (Genossenschaftsanteile). The bylaws (Satzung) set one share for membership; for a flat, many co-ops require additional shares graded by its size (Pflichtanteile).
- The amounts differ greatly between co-ops; in new buildings they are often much higher than in older housing. Ask for the exact amount before you apply. Some co-ops also charge a non-refundable admission fee (Eintrittsgeld).
- Shares are neither rent nor a deposit: they are your capital stake in the co-op. They usually earn no or very little interest; some co-ops pay a small dividend.
- When you leave, you get your share capital back — but not right away. You give notice at least three months before the end of the business year (the bylaws may set a longer period, at most five years), and the balance is paid within six months after you leave. If the co-op has made losses, the amount can be lower.
Waiting lists and closed admission
In Berlin, demand is far higher than supply. Many Berlin co-ops have stopped accepting new members altogether or only admit them for specific new-build projects; others keep long waiting lists. Membership alone does not guarantee a flat: vacant flats usually go to existing members first, for example when they need a bigger or smaller home. The wait can take years, so apply early and to several co-ops at the same time.
How to find co-ops that accept members
- Start with the website of the housing cooperatives’ marketing initiative (wohnungsbaugenossenschaften.de, region Berlin). It lists the participating co-ops with links to their websites.
- Check each co-op’s own website, usually under “Mitglied werden” or “Wohnungsangebote”. It shows whether admission is open, whether there is a waiting list and how to apply.
- Look out for new-build projects: co-ops that are building often look for new members for the new flats — but the required shares there are usually higher.
- Apply with complete documents and keep your contact details up to date. Some co-ops publish vacant flats for members or advertise on rental portals.
Who can join
You do not need German citizenship: the Cooperatives Act sets no nationality requirement, and many co-ops admit anyone who lives in Berlin or plans to move here. The bylaws and the board decide on admission, and like other landlords, a co-op may ask about your income, your registration (Anmeldung) or a SCHUFA report. Some publicly funded co-op flats are reserved for households with a WBS.
Help with paying for the shares
The State of Berlin supports households with a housing entitlement certificate (Wohnberechtigungsschein, WBS) through the Investitionsbank Berlin (IBB) programme “IBB Genossenschaftsförderung – Anteilserwerb”: an interest-free loan of €2,000 to €50,000 per household for buying shares for the first time, part of which is waived. It is granted only once per household and only for moving into a co-op flat in Berlin for the first time; you must move in within six months. Apply to the IBB before you sign, and check the current conditions there — they change from time to time.
If you receive Grundsicherungsgeld (formerly Bürgergeld), the Jobcenter can pay for co-op shares — like a deposit, usually as a loan and only with prior approval (Zusicherung). Apply before you sign. More in our guide on the Jobcenter and rent.
Pros and cons
- Pro: often lower rents and more moderate increases, because the co-op does not aim for maximum profit.
- Pro: high security: as a member, you can usually stay for life; a co-op cannot end your contract for its own use (Eigenbedarf).
- Pro: a say: members vote at the general or representatives’ meeting, and many co-ops have community rooms and neighbourhood activities.
- Con: you need money up front for the shares and only get it back months after you leave.
- Con: long waits, many closed lists and little choice — you usually take what is offered to members.
A co-op is only one route. Also read how to get a flat from Berlin’s state-owned housing companies and how to find a flat in Berlin. On Flat-Radar, you can create a free housing request: landlords see it, and new matching listings come to your e-mail.