Holiday Rental Cancellation in Germany: Rules, Costs and a Template for Guests

By Daniel Schulz, residir GmbH · Last updated: 14 October 2026

You can cancel a holiday rental booking at any time, but a holiday rental cancellation is only free of charge if the agreed cancellation terms allow it. In Germany there is no statutory right to withdraw and no 14-day cooling-off period for holiday accommodation booked for fixed dates. If no specific terms were agreed, you generally owe the rent, minus whatever the landlord saves as a result of your cancellation or earns by re-letting the property.

We are currently fitting out a building with 54 apartments in Lehel, and questions about cancellation terms come up in enquiries almost as often as questions about price. This guide explains the legal position from the guest’s point of view, typical costs, special cases such as illness or a cancelled trade fair, and includes a template letter. Information correct as of October 2026. It is general information, not legal advice for your individual case.

In this article:

• The legal position in Germany
• Can you cancel a booked holiday apartment?
• Cancellation fees and costs
• Cancellation terms and T&Cs
• Booked privately, online or via Airbnb
• Illness, bad weather, cancelled trade fair
• Travel cancellation insurance
• Cancellation by the landlord
• Template and sample letter
• Tips before you book
• What is different in Munich
• Conclusion
• Frequently asked questions

Situation	What usually applies	Legal basis
Cancellation terms agreed	The agreed deadlines and fees apply	Contract or T&Cs
No cancellation terms agreed	Rent minus saved expenses and income from re-letting	§ 537 BGB
Booked online – 14-day right of withdrawal?	No right of withdrawal for accommodation booked for fixed dates	§ 312g (2) no. 9 BGB
Guest falls ill	Guest’s risk, covered by insurance	§ 537 BGB
Landlord cancels	Money back, possibly compensation	§§ 280 ff., 326 BGB
Part of a package holiday	Withdrawal possible at any time against reasonable compensation	§ 651h BGB

Holiday rental cancellation: the legal position in Germany

When it comes to cancelling a holiday apartment, the law in Germany is clearer than many guests assume. Booking a holiday apartment means entering into a contract for the use of a flat for a specific period. Legally, this is usually a tenancy agreement under §§ 535 ff. BGB (German Civil Code), with exceptions from normal tenant protection for accommodation let for temporary use (§ 549 (2) BGB). A hotel room with breakfast and service, on the other hand, is usually classed as an accommodation contract – a mixed contract combining elements of tenancy, services and catering.

For cancellation purposes, the difference matters less than many people think. In both cases the contract becomes binding once the booking is confirmed, and in neither case does any law give guests a free right to cancel. Such a right only exists if the landlord and the guest agree on it.

Cancelling within 14 days: no right of withdrawal

A common misconception is that accommodation booked online can be cancelled within 14 days. Under § 312g (2) no. 9 BGB, the right of withdrawal for distance contracts expressly does not apply to accommodation for purposes other than residential use when the contract specifies a fixed date or period. Cancelling a holiday apartment within 14 days of booking is therefore only free if the provider’s terms allow it.

Saved expenses and re-letting

The heart of the legal position is § 537 BGB. A tenant is not released from paying rent just because a reason relating to them personally prevents them from using the flat. However, the landlord must deduct the value of any expenses saved and any benefit gained from letting the property to someone else.

For a holiday apartment, saved expenses are usually modest: utilities such as electricity and water, laundry and often the holiday rental cleaning fee, if the final clean does not take place. If the landlord manages to re-let the flat for your dates, that income is credited to you. Under the principle of good faith, the landlord is expected to make an effort to re-let – this is also set out in the German hotel association DEHOGA’s guidance on accommodation contracts.

Can you cancel a booked holiday apartment?

Yes, you can always cancel a booked holiday apartment, even without a statutory right to withdraw. The only question is what it will cost. By cancelling, you let the landlord know that you will not be using the flat, and this triggers the agreed consequences: free cancellation, a partial refund or payment of the full price.

Before you cancel a holiday apartment, check three things. First, the cancellation terms in your booking confirmation. Second, whether you could move the booking to other dates – many landlords would rather offer that than a refund. Third, whether you have travel cancellation insurance that covers your reason for cancelling.

Holiday rental cancellation fees: what cancelling costs

There is no legal rule on how much it costs to cancel a holiday apartment. Most providers stagger their cancellation fees according to when you cancel: well before arrival, cancellation is free or cheap; the closer the date, the higher the share of the price you pay. Shortly before arrival, many landlords charge a large part of the price, often 80 to 100 per cent.

When you cancel	Common arrangement (example)
Up to a cut-off date before arrival	Free, or only the deposit is kept
A few weeks before arrival	Part of the rent
A few days before arrival, or no-show	A large part up to the full rent
Non-refundable saver rate	No refund from the moment of booking

For comparison, consider hotel cancellation fees: in its guidance on accommodation contracts, the German hotel association DEHOGA cites deductions for saved expenses of 10 per cent for room only, 20 per cent with breakfast, 30 per cent for half board and 40 per cent for full board. Depending on the service, the guest therefore pays between 90 and 60 per cent. There is no equivalent recommendation for holiday apartments, but the logic is the same.

Because a holiday apartment is let without meals, the cost of cancelling shortly before arrival is often higher than for a hotel. Even so, it pays to check the figures when you cancel: if final cleaning is charged separately and does not take place, it should not appear in full on the cancellation bill. A deposit is normally offset against the cancellation costs. Our template shows what a correct holiday rental invoice looks like.

Holiday apartment cancellation terms: reading the T&Cs properly

Most landlords set out their cancellation rules in their general terms and conditions or directly in the offer. Cancellation clauses in a holiday apartment’s T&Cs are subject to §§ 305 ff. BGB: they must be clear and understandable and must not unreasonably disadvantage guests. Flat-rate charges that take no account whatsoever of saved expenses may therefore be invalid.

There are no statutory cancellation terms for holiday apartments in the strict sense – only the framework set by § 537 BGB and the law on standard terms. When reading the cancellation terms of a holiday apartment in Germany, look out for these points:

• Until what date is cancellation free, and does the date your message is received count, or the date it was sent?
• How large is the deposit, and is it refunded if you cancel free of charge?
• Are final cleaning, bed linen and fees included in the cancellation charge?
• Can you change your dates instead of cancelling?
• Are you allowed to name a substitute guest to take over the booking?
• How must you cancel – by email, via the platform or by letter?

Cancelling a booking made privately, online or via Airbnb

If you booked privately, i.e. directly with the owner, the same law applies as with commercial providers. Private landlords are less likely to have written cancellation terms, even though clear rules are one of the first things to sort out when renting out a holiday apartment. If there are none at all, § 537 BGB applies, with saved expenses and any re-letting credited to you.

If you want to cancel a holiday apartment booked online, it is best to do so via the platform where you made the booking. The terms are stored there, and the refund is processed through the portal’s payment system. However, your contractual partner is usually still the landlord; the portal merely acts as an intermediary.

With an Airbnb cancellation, the host chooses one of the cancellation policies set by Airbnb, ranging from flexible to strict, and it is shown in the listing. What this means for fees, deposits and bookings during the Wiesn (Oktoberfest) is explained in our guide to Airbnb Munich.

Cancelling a holiday apartment due to illness, bad weather or a cancelled trade fair

There are many reasons for cancelling, but legally what matters most is whose sphere of risk they fall into. Anything that affects the guest personally is usually the guest’s risk. If the landlord cannot provide the flat, the risk lies with the landlord.

Cancelling a holiday apartment due to illness

If you have to cancel a holiday apartment because you are ill, you are not entitled to free cancellation under § 537 BGB. Illness, accidents or bereavement are matters relating to the guest personally. The only help here is travel cancellation insurance or an accommodating landlord who lets you rebook. Even so, let the landlord know immediately, as early notice increases the chance of the flat being re-let.

Storms, strikes and accommodation bans

If you cannot travel because of a rail strike or a storm, but the flat itself is usable, this is usually also considered the guest’s risk. It is different if the flat is uninhabitable due to flooding or fire, or if an official order prohibits letting – as with the accommodation bans of 2020. In that case the landlord cannot perform, and under § 326 BGB you generally do not have to pay.

Trade fair cancelled or appointment postponed

If a trade fair is cancelled or your client meeting is postponed, legally that is your own risk of use – after all, the flat is ready and waiting. Anyone booking accommodation near Messe Munich should therefore pay particular attention to flexible rates or rebooking clauses. Companies often protect themselves through their own framework agreements or insurance.

Other reasons for cancelling a holiday apartment, such as finding a cheaper offer, bad weather at your destination or a break-up, do not change the legal position. You are only entitled to free cancellation if it has been agreed.

Travel cancellation insurance for a holiday apartment: when it is worth it

Travel cancellation insurance for a holiday apartment covers the cancellation costs if you cannot travel for an insured reason. Typical insured reasons include an unexpected serious illness, an accident, the death of a close relative or unexpected loss of your job. Many policies include an excess and require a doctor’s certificate.

Timing is important: many insurers require the policy to be taken out shortly after booking, often within 14 to 30 days. An illness you already know about is usually not covered. Read the terms before you sign up, especially regarding pre-existing conditions and whether your travel companions are covered too.

Whether insurance is worthwhile depends on the price and terms of your booking. For an expensive, long stay with strict cancellation terms, it makes sense. For a weekend with free cancellation up to a few days before arrival, you usually do not need it. Some credit cards already include cancellation cover, so check this before buying a new policy. Which other policies guests and hosts need is covered in our guide to holiday rental insurance.

Package holidays are a special case. If you book the holiday apartment together with your travel through a tour operator, package travel law applies. You can then withdraw at any time under § 651h BGB against reasonable compensation – and, in the event of unavoidable and extraordinary circumstances at the destination, even without compensation.

Cancellation of the holiday apartment by the landlord

Landlords sometimes cancel too, for example because of water damage, a double booking or because they want to use the flat differently. If the landlord cancels your holiday apartment, you will always get back any money you have already paid. The landlord only has a unilateral right to withdraw if this has been agreed.

If the landlord is responsible for the cancellation, for instance due to a double booking, you can claim damages under §§ 280 ff. BGB. This mainly covers the extra cost of comparable alternative accommodation. If you plan to claim compensation after the landlord cancels, good documentation helps: get the cancellation in writing, save comparable offers and keep the invoices for the alternative accommodation.

For bookings via platforms, their rules also apply, and many portals will help you find alternative accommodation. Our author Daniel Schulz has looked after more than 80,000 guest stays in eight years of running serviced apartments. His experience: if you quickly propose or look for specific alternative accommodation after a cancellation, you usually reach a fair solution faster than through lengthy correspondence.

Holiday apartment cancellation: template and sample letter

A cancellation does not have to take any particular form unless the contract says otherwise. Even so, it is better to cancel in writing so that you can prove when you did it. You can adapt the following holiday apartment cancellation template for an email or a letter:

Subject: Cancellation of my booking no. [booking number], [arrival] to [departure]

Dear Sir or Madam,
I hereby cancel my booking of the holiday apartment [name/address of the apartment] for the period from [arrival] to [departure], booking number [number].

Please confirm receipt of this cancellation and send me a statement in accordance with your cancellation terms. I ask that you take into account any expenses saved and any income from re-letting the apartment, and refund any overpayment to the following account: [IBAN].

If it is possible to move the booking to other dates, I would be happy to consider this.
Yours faithfully,
[Name, address, telephone]

Keep the sent confirmation of the email or the proof of postage. For bookings via a portal, use the cancellation function in your account and save the confirmation as a PDF. Where large sums are involved, this sample cancellation letter is no substitute for having your individual case checked.

Tips before you book: flexible rates and clear terms

You can avoid most of the hassle around cancelling a holiday apartment when you book. Many providers offer two prices for the same flat: a flexible rate with free cancellation until shortly before arrival, and a cheaper non-refundable rate. Paying extra for flexibility is worthwhile if your plans are not yet fixed.

• Read the cancellation terms before booking and save them as a screenshot or PDF.
• Check the deposit and when the balance is due.
• For longer or expensive bookings, decide on travel cancellation insurance while the deadline for taking it out is still running.
• Find out whether you can change your dates and what it costs.
• On platforms, make a note of the landlord’s name and contact details.

If you are torn between a hotel room and a flat, compare the cancellation terms at the same time. Hotels more often offer flexible rates, while private holiday apartments tend to be stricter. You will find a detailed comparison including a cost calculation in our guide hotel or holiday apartment.

If you are travelling with a pet, get written confirmation before booking that it is allowed. If it only turns out after booking that your dog cannot come and you cancel for that reason, it is usually your risk unless something was agreed. Dog friendly apartments in Munich should state their conditions for pets explicitly.

Cancelling in Munich: Wiesn, trade fairs and peak season

In Munich, cancellation terms often depend on the dates. During Oktoberfest, major trade fairs such as bauma or the IAA, and around New Year’s Eve, accommodation is in high demand, and some providers set stricter terms, higher deposits or minimum stays for these periods. During those weeks, do not automatically count on free cancellation until shortly before arrival.

The good news: in high-demand periods, re-letting succeeds more often, which can reduce your costs under § 537 BGB. After cancelling, ask whether the flat has been re-let. You are not always entitled to information about the exact income, but reputable providers will usually give you an honest answer.

For business travellers whose appointments shift at short notice, clear agreements are particularly important. When companies book for entire teams – for example workers accommodation in Munich for tradespeople on a building site – cancellation and rebooking rules can often be laid down in a framework agreement rather than negotiated afresh for every booking.

Conclusion

With a holiday rental cancellation, what you agreed is what counts most: without a rule, under § 537 BGB you owe the price minus saved expenses and any re-letting income, so it pays to look for flexible rates and clear terms before you book – whether for a private flat or an aparthotel in Munich.

Frequently asked questions about cancelling a holiday apartment

Can you cancel a booked holiday apartment?

Yes, you can cancel a booked holiday apartment at any time, but it is only free if the cancellation terms allow it. Without such terms, under § 537 BGB you generally owe the rent, minus the landlord’s saved expenses and any income from re-letting.

Is there a right of withdrawal or cooling-off period for holiday apartments?

No, there is no statutory right to withdraw from a holiday apartment booking. The 14-day right of withdrawal for online contracts also does not apply to accommodation booked for a fixed period, under § 312g (2) no. 9 BGB.

Until when can I cancel a holiday apartment free of charge?

That depends entirely on the agreed cancellation terms. Many providers allow free cancellation up to a fixed cut-off date before arrival; with saver or non-refundable rates, it is excluded from the moment you book.

How high are the cancellation fees for a holiday apartment?

There is no legally set amount. Many landlords stagger cancellation fees according to when you cancel and charge a large part of the price shortly before arrival, because a holiday apartment without meals saves only a few costs, such as the final cleaning.

Do I have to pay if I cancel a holiday apartment due to illness?

Usually yes, because illness is legally the guest’s risk. Travel cancellation insurance will cover the costs if it was taken out before the insured event and the illness is unexpected and serious.

What happens if the landlord cancels the holiday apartment?

If the landlord cancels without a valid reason, you get back any money already paid and can claim damages, for example the extra cost of comparable alternative accommodation. Get the cancellation in writing and keep your receipts.

Is travel cancellation insurance worth it for a holiday apartment?

It is worthwhile above all for expensive bookings, long stays and strict cancellation terms. For a short stay with free cancellation until shortly before arrival, you can usually do without it.

How do I cancel a holiday apartment correctly?

Cancel in writing by email or via the booking platform, quoting your booking number and travel dates and asking for confirmation and a statement. The earlier you cancel, the more likely the landlord is to re-let the flat, which can reduce your costs.