The state government of North Rhine-Westphalia adopted the draft Faires-Wohnen-Gesetz (Fair Housing Act, FWoG NRW) in March 2026. The legislation is intended to replace the existing Wohnraumstärkungsgesetz (Housing Strengthening Act) of 2021 and introduce stronger measures to address abuses in the housing market. The draft provides for amendments and new provisions across four main areas: the further development of minimum housing standards and local authority intervention powers; the introduction, for the first time, of an explicit prohibition on exploitative letting practices; tighter rules on the misuse of residential property; and a significant expansion of the powers of authorities to exchange data. For landlords, property owners, and businesses operating worker accommodation, the legislation brings several important changes.
Faires-Wohnen-Gesetz NRW: A Response to Abuses in the Housing Market
The housing market in North Rhine-Westphalia encompasses around 9.3 million residential units. Despite the fact that the large majority of landlords act responsibly, recurring problems have emerged over the years that push existing regulatory tools to their limits: neglected properties, exploitative tenancy arrangements, and inadequately monitored short-term rentals are among the findings consistently identified in state-wide enforcement inspections. The Faires-Wohnen-Gesetz is designed to address these issues precisely. The formal consultation process with relevant associations has now concluded, and the bill is scheduled to be submitted to the state parliament (Landtag) for deliberation and a vote in June 2026.
FWoG NRW: The Key Changes at a Glance
New Obligations for Landlords: General Clause on Housing Quality
For the first time, the legislation explicitly establishes that residential properties and accommodation must be designed, equipped, and maintained to a standard that allows them to be used without significant impairment. This places the fundamental responsibility of owners and landlords on a new statutory footing.
Trustee Administration and Expropriation as Intervention Measures
For particularly serious cases, the legislation introduces new intervention tools. Where owners allow their properties to continue deteriorating despite official demands to act — so-called problem properties (Problemimmobilien) — management and administration of the property may be transferred to a trustee. Expropriation remains a measure of last resort: it requires that the municipality has already attempted and failed to acquire the property by mutual agreement. Violations of the statutory obligations can attract fines of up to 500,000 euros.
Prohibition of Exploitative Tenancies and Letting Practices
The FWoG NRW introduces, for the first time, an explicit prohibition on exploitative letting practices. This responds to repeated documented cases in which individuals were charged disproportionately high fees for residential or other accommodation. The legislation also sets out minimum requirements for worker accommodation in statutory form.
New “Faire Unterkunft” Quality Seal: Registration Requirement for Worker Accommodation
The legislation introduces a new registration and certification process for worker accommodation. Under this process, the housing supervisory authority assesses the quality of the accommodation and, where the requirements are met, awards the Faire Unterkunft (Fair Accommodation) quality seal. This seal must be displayed prominently at the building entrance, and accommodation may only be occupied once it has been obtained. Operators who open without a valid seal face a fine.
Municipalities facing particular challenges in accommodating workers may apply to the competent ministry to be brought within the registration requirement by statutory instrument, for periods of five years at a time. Around 20 to 25 municipalities across the state are expected to make use of these provisions, including Duisburg, Gelsenkirchen, and Krefeld.
Expanded List of Defects: New Powers for Housing Supervisory Authorities
The catalog of defects within the scope of housing supervision is being expanded to include exhaust systems and electrical wiring. The threshold for official intervention is also being significantly lowered: rather than waiting for an actual failure of electricity, energy, or water supply, the credible threat of such a failure will be sufficient to trigger action by the housing supervisory authority.
Short-Term Rentals in NRW: New Limit of 56 Nights Per Year
The permitted duration of short-term rentals that do not require authorization is to be reduced from 90 days to 56 nights per calendar year. The rule applies in particular to platforms such as Airbnb and aligns the NRW framework with European law.
Greater Oversight: Expanded Data Exchange Powers for Municipalities
The legislation equips municipalities with expanded powers to share information across authorities. Data exchange is permitted with both domestic bodies and competent authorities in other EU member states, provided it serves the purposes of the legislation. Incoming requests from other EU countries must be answered without delay. Municipalities are also required to notify bodies providing state housing benefits of any abuses identified.
Entry into Force and Next Steps: What to Do Now
The FWoG NRW is currently still working its way through the parliamentary process. Entry into force is not expected before autumn 2026 at the earliest, subject to the Landtag moving promptly following its planned deliberations in June 2026.
The final shape of the legislation may yet change during the parliamentary process. Landlords, property owners, housing companies, businesses operating worker accommodation, and short-term rental providers in North Rhine-Westphalia should monitor developments closely and begin familiarizing themselves with the proposed rules now — both to be ready for any new requirements and to adapt internal processes in good time.
Advice on the FWoG NRW from Schlun & Elseven Rechtsanwälte
At Schlun & Elseven Rechtsanwälte, our lawyers advise short-term and long-term rental providers, property owners, and housing companies on all matters relating to the Faires-Wohnen-Gesetz. Our real estate lawyers can assist with reviewing existing tenancy arrangements and property portfolios for compliance with the proposed new requirements, contesting official measures, and preparing for the legislation’s entry into force. We are available for an initial consultation on any questions concerning the FWoG NRW or any threatened official action.
