Even with a valid termination, nobody may clear a flat themselves – dispossession without a court title is prohibited self-help (§ 858 BGB). The road always runs through court.

The sequence

  1. Termination (summary plus auxiliary ordinary) with a demand to vacate and a deadline.
  2. Eviction claim at the local court where the flat lies – exclusive venue (§ 29a ZPO).
  3. Proceedings: conciliation and main hearing; undefended cases often end in default or acknowledgment judgments. Realistic duration: 4–8 months, longer in big cities.
  4. Enforcement: the bailiff announces the eviction 3–6 weeks ahead; protection motions under § 765a ZPO can add further weeks.

"The tenant may demand continuation of the tenancy if its contractual termination would constitute hardship for him."

— cf. §§ 574 ff. BGB (social clause, translated)

Budgeting honestly

The amount in dispute equals one year's base rent. At €1,200 monthly: court and lawyers' fees quickly reach €4,000–6,000, plus removal and storage often €2,000–4,000. The "Berlin model" (§ 885a ZPO) limits enforcement to repossession and exercises the landlord's lien over the contents – saving the removal firm.

The manager's takeaway: the earlier dunning bites, the fewer arrears ever meet a bailiff.