Ausbaukostenzuschuss (fit-out contribution)
A contribution paid by the landlord towards the tenant fit-out. Negotiable in almost every contract, and yet often overlooked.
Glossary · Commercial leases Glossary.
Glossary.
Plainly explained.
52 terms on office space, commercial leases and Hamburg market reality, written from the tenant’s perspective, not copied from Wikipedia.
Does workin. also offer shorter lease terms?
Several employees share desks, typically at a ratio of 0.6 to 0.8 (60–80% desks per employee). A core prerequisite for efficient hybrid space planning.
Do large brokerage firms have a bigger selection?
No, because in contrast to the private residential property market, there is hardly any exclusivity in commercial letting. Institutional landlords in particular, but also project developers, co-working providers and private landlords, are keen to let their spaces as quickly as possible in the interest of their investors and the associated returns. 99% of the office spaces in the Big 7 are therefore marketed by all advisers. So we are all fishing in the same pond, the quality of the service and personal rapport make the difference. ;-)
Do we have to equip workstations in order to let them?
Several employees share desks, with a ratio of 0.7 to 0.9 depending on the number of home office days (this is how our office space calculator works it out).
Does workin offer a referral program?
Sustainability criteria that tenants increasingly expect from a building: certification (e.g. DGNB), energy performance certificate, type of heating. Ask before the viewing, not afterwards.
Does workin'up also offer shorter lease terms?
workin.de offers you an extensive range of office spaces, subletting opportunities and co-working spaces. Accordingly, the lease terms you will find with us vary widely: workstations in co-working spaces that can be cancelled monthly, but also fixed terms of ten years for your own office building. Together we will find the right product for you!
ESG in office space
Environmental, social and governance criteria are gaining weight in landlord selection. DGNB certification, energy performance certificate A/B, natural ventilation, district heating, points you should proactively ask about.
Fit-out
Lease agreement with sustainability clauses, joint energy targets, waste separation, supplier standards. In new-build properties, often already part of the standard contract template.
Green lease
No, because compared with the private property/residential market, there is hardly any exclusivity in commercial letting. Institutional landlords in particular, but also project developers, co-working providers and private landlords, have an interest in letting their space as quickly as possible, in the interest of their investors and the associated returns. Most office space in the Big7 is therefore marketed by all advisers. So we are all fishing in the same pond. The difference is made by the quality of the service and by personal rapport.
How do you earn your money?
Working with workin is usually free of charge for you. For the brokerage of your new office, in 98% of cases we are remunerated by the landlord, the co-working space or the sublandlord. From this fee we give a part back to you (in accordance with our terms and conditions) in the form of your relocation costs, as a thank-you for the trust you have placed in us. Of course, there are also properties, especially in sought-after locations (such as Hamburg's Schanze or St. Georg), where we are not remunerated by the owner/landlord. In that case we always coordinate with you beforehand. As a matter of principle, we naturally try to negotiate the best possible rental offer for you as if we were negotiating for ourselves, promised.
How long are the notice periods for co-working?
Landlord incentives granted when a lease is signed: rent-free months, a fit-out contribution, a furniture package, a flat-rate parking fee. In Hamburg these are almost always negotiable, particularly where the term is longer or the building has vacant space.
Hybrid office
Rent adjustment linked to the consumer price index (CPI) published by the Federal Statistical Office. Watch out for the threshold value (e.g. 5%) and any cap, otherwise jumps such as in 2022 (6.9 % according to Destatis) are possible within a single year.
Incentives
Protection against direct competitors in the same building. This also applies implicitly within the same property; an explicit clause (or its exclusion) creates clarity. Important for law firms, consultancies and specialist B2B businesses.
Indexmiete (index-linked rent)
Calculation of the lettable area in accordance with the guideline of the Gesellschaft für Immobilienwirtschaftliche Forschung. Standard practice in Hamburg. Distinguishes between exclusively used areas (MF/G-1) and pro rata common areas (MF/G-2).
Konkurrenzschutz (competitor protection clause)
A contractual assurance by the landlord not to let space to direct competitors in the same building or district. Important for law firms, consultancies and specialised B2B businesses.
Mietfläche nach GIF (rental area per GIF guideline)
No, the spaces offered on our website are let exactly as you want them. On workin.de, office seekers will find fully equipped workstations as an all-inclusive service, as well as empty office floors in their current condition. First occupancy of a new build with a fit-out to your specifications is of course also possible. Do you have further questions about searching for an office or about letting office space? We are happy to help with advice and support. Give us a call or send us a message.
Nachvermietung (re-letting)
A replacement tenant takes over the existing contract; this requires the landlord's consent. Unlike subletting, your own liability ends once they enter the contract.
Nebenkosten (service charges)
In Hamburg, our contract data shows 3,80–5,20 €/m² net per month as typical. This covers heating, electricity for common areas, cleaning, caretaker services, waste disposal and insurance. Pay attention to the settlement procedure and any cap.
Nettomiete (net rent)
Base rent excluding service charges and heating costs. The reference figure for negotiations and market comparisons. Gross rent = net rent + service charges + VAT where applicable.
Option rights
The tenant's contractual right to extend or expand. An expansion option on neighbouring spaces is valuable for growing teams.
Provisionsfrei (commission-free)
Tenants pay no agency commission. At workin. this is the case in the vast majority of mandates: our fee is paid by the landlord (three gross monthly rents for terms of up to 9.9 years, four above that). In the rare cases where a commission is payable by the tenant, we tell you before the first viewing.
Rent-free period
A rent-free period at the start of the lease (1–6 months), often as compensation for the fit-out phase. Negotiable, especially in B locations.
Sonderkündigungsrecht (special termination right)
Rent increases agreed in advance in the contract, taking effect at fixed dates. An alternative to index-linked rent. More predictable than an index; whether it works out cheaper or more expensive depends on inflation over the term.
Tenant Representation
Tenant representation. The adviser works for the company that is searching, not for the landlord. workin. normally works this way; where we hold a letting mandate, we say so beforehand.
Staffelmiete (stepped rent)
Rent increases contractually fixed in advance at set dates. An alternative to index-linked rent. More predictable, but often more expensive over the term.
Tenant representation
Advisory work exclusively for the tenant side. Boutique advisers like workin represent only the tenant, no dual mandate, no conflict of interest.
Total occupancy cost
Co-working and having your own office are two entirely different things. For your own premises, you have to deal with things like an electricity provider, water for your colleagues, coffee and furniture, whereas a co-working space usually offers an all-inclusive package. You simply book the number of workstations you need, either in the open space or in a separate, private office, and everything else is taken care of. You help yourself to water, get a coffee and have a fast internet connection. You also don't have to permanently provide and pay for meeting rooms or toilets, but use these things as and when you need them.
Untermiete (subletting)
Letting to third parties by the tenant. Requires the landlord's consent. A solution for temporary space surpluses.
What additional services does workin offer?
Advice and brokerage by workin is usually not only free of charge, it also brings real added value. Together with our partners we make sure that the office search is as uncomplicated as possible for you and your colleagues. Thanks to a perfect network of planners, lawyers, craftsmen, architects, 3D artists and relocation service providers, we have the right answers for almost every question around a new office. But there is much more: while the Hamburg brokerage houses only offer commission-free office space brokerage from a lease term of five years, this rate is not tied to any conditions with us. On the contrary: if we are remunerated in full at the rate of three gross monthly rents customary in Hamburg, we give something back to you as a thank-you for your trust: in accordance with our terms and conditions, workin takes over the organisation and costs of your company relocation!
What additional services does workin up GmbH offer landlords?
It is quite simple: if you rent an office space, it is a self-contained office of your own with its own entrance door, several office rooms, your own toilets, a kitchen and usually one or two meeting rooms. An office room, by contrast, is purely working space for you and your desks. In this case you share what are known as "communal areas" (toilets, kitchen or conference rooms), usually with other tenants of the space or the office community.
What is the difference between workin. and an estate agent?
Admittedly, our advisory service is very similar to that of an agent. Our team of property advisers spent many years working for traditional agencies. We started out together to digitalise the property sector step by step and to create the most intuitive office space search in Hamburg. We provide a comprehensive overview of the options available in Hamburg, with photographs that actually come from the vacant office spaces, videos that convey a realistic impression, visualisations that reflect the actual conditions, and virtual tours that feel as though you were standing in the rooms yourself. In addition, our team of advisers is of course always available for a viewing appointment on site, as well as for advice and practical support.
What does the rent include?
The average rent is not the average rent of all office space currently on offer, but rather the mean of the rental terms agreed within a defined period in the past. However, this does not take into account the quality of the respective office space at the time of letting, or which incentives were granted. As a result, the average rent may be higher if more newly built space than existing buildings was let during the period in question.
What does workin cost us?
Anyone who has ever looked for a new office will have come across the term "effective rent". But what does it actually mean? The effective rent is the rent a tenant pays on average over the fixed term of the lease. The contractually agreed office rent is reduced by any rent incentives granted. These may include rent-free periods, higher fit-out standards, contributions towards conversion costs and much more. The lower the vacancy rate (landlord's market), the more meagre the incentives granted by the landlord. Only in so-called "tenant's markets" do landlords of office space tend to offer incentives to attract tenants and thus make their property more appealing.
What experiences have other companies had with workin up GmbH?
Only good ones, we hope! We are our own toughest critics and ask our clients for an honest review. If you would like to get an impression yourself, you can find some voices on Google.
How much does the consultation cost us?
Working with workin. is usually free of charge for you: we are paid by the landlord. If we are not paid by the landlord in a particular case, you will be told right at the start. But we will find a solution for that as well.
What is co-working?
Normally, every landlord wants some form of rent security, regardless of whether it is office space or a workstation in a co-working space. In co-working, the deposit usually amounts to 3 months' net rent; for your own office space it is generally three gross monthly rents (net rent + advance payment for service charges + VAT x 3). Unlike residential lettings, there is no statutory upper limit in the commercial sector. For companies with medium credit standing, or firms that have not been established for very long, the deposit may also be higher and only reduced once rent has been paid regularly for some time.
What is meant by Achsmaß/Achsraster (axis dimension/axis grid)?
Office buildings are planned on grids. But why does this matter? Because the structural grid, together with the room and building depth, the size of the windows and the ceiling height, is THE indicator of a property's space efficiency. Certain room layouts require fixed room dimensions, which cannot be realised if the grid dimension is uneconomical. Grids usually range between 1.20 m and 1.50 m. A grid dimension of 1.375 m is considered optimal.
What is the advantage of a sublease?
On workin.de you will find office space, sublease opportunities and co-working spaces. For you as a prospective landlord this means: whether you are a property owner wanting to market your office space, a company looking to sublet your current premises in part or in full, or a co-working space provider offering rooms and workstations, your listing belongs with us, and the workin. advisory team will help and support you in presenting your product in the best possible light.
What is the average rent?
Our clients and business partners are a diverse mix and come from every sector. workin. is a sparring partner for startups that need flexible workspace to grow, but also for the 50-strong management consultancy with a state-of-the-art office concept, or the software outfit with 250 employees looking for an industrial loft. In the past we have likewise advised Hanseatic law firms with 20 partners seeking to rent in a Kontorhaus in the heart of Hamburg's city centre.
What is the current office vacancy rate in Hamburg?
The areas stated in our listings are usually calculated on the basis of the gif area definition. Here, all circulation, technical and structural areas are deducted. This results in what is known as the MF-G. When comparing different offers, you should make sure that the office rent refers to the MF-G, otherwise you are effectively paying for all ancillary areas as well. Because: in the past, the gross floor area (BGF) was standard, which includes all structural areas (building walls), functional and technical areas (sub-distribution boards, heating technology), circulation areas (escape routes, stairwells) and primary/ancillary usable areas. If the structural areas are deducted from the BGF, you get the net floor area (NGF). The usable area, on the other hand, comprises the office space plus all ancillary areas, such as sanitary facilities. If some circulation areas are then added (corridors, proportionate entrance areas, etc.), this constitutes the rental area.
What is the difference between an office space and an office room?
Quite simple: if you rent an office space, it is a self-contained office of your own with its own entrance door, several office rooms, your own toilets, a kitchen and usually one or two meeting rooms. An office room, on the other hand, is pure working space for you and your desks. In this case you share so-called common areas, such as toilets, kitchen or conference rooms, usually with other tenants of the space or the shared office community.
What costs are involved when letting via workin.de?
We make a clear agreement with you as the landlord on how and on what terms your property is marketed. This also covers the fee for our services. Interested in working with us via workin.de? Let's meet over a coffee. Give us a call or write to us at hallo@workin.de.
What additional services does workin. offer?
Advice and brokerage through workin. is generally not only free of charge, it also offers real added value. Together with our partners, we make sure that the office search is as straightforward as possible for you and your colleagues. Through a network of planners, solicitors, tradespeople, architects, 3D artists and removal service providers, we have the right answers for you to most questions concerning a new office. But there is more: while Hamburg's brokerage firms only offer commission-free office space brokerage from a lease term of five years, this rate is not tied to any conditions with us.
What is the effective rent?
A lease is concluded between you as the tenant and the respective landlord. We act as the link, bringing you and the landlord together. We are, of course, on hand with advice and practical support and negotiate the best possible terms, including for any questions arising after the contract has been signed.
Which landlords work with workin.?
Most Hamburg landlords work with workin.: with us you will find office space offered by institutional property owners holding real estate as part of a fund, by project developers, private landlords, private companies and also a wide range of co-working providers.
What should we budget for the deposit?
The specialists at workin. know how to present your property properly. Everyone is familiar with the exterior shots of office properties on the usual property portals, but isn't it the office space inside the buildings that is being let? We make sure that potential prospects can gain a realistic impression of your vacancies: with interior photographs, short video sequences, visualisations and virtual online tours. That saves time AND money, for the tenant AND for you. Viewings that could have been avoided because the prospect had formed the wrong impression of the available space beforehand are a thing of the past thanks to workin. In addition, we work with architects, tax advisers, solicitors, construction firms and removal service providers who are available to you and your tenants for any questions, straightforwardly and through short channels.
What types of area calculation exist for office space?
The areas stated in our listings are usually calculated on the basis of the GIF area definition. Here, all circulation, technical and construction areas are deducted. This results in the so-called MF-G. When comparing different offers, you should make sure that the office rent refers to the MF-G, otherwise you effectively pay for all ancillary areas as well. In the past, the gross floor area (BGF) was common, which includes all construction areas (building walls), functional and technical areas (sub-distributions, heating technology), circulation areas (escape routes, staircases) and main/ancillary usable areas. If you deduct the construction areas from the BGF, you get the net floor area (NGF). The usable area, in turn, comprises the office area plus all ancillary areas, such as sanitary rooms. If you then add certain circulation areas (your corridors, proportional entrance areas, etc.), you arrive at the rental area.
Where can I work with workin?
Vacancy is the floor space available at short notice within an office market (definition of the Gesellschaft für Immobilienforschung, or gif for short), meaning the sum of office buildings completed within the next three months, vacant office floors, sub-letting options and office space offered for sale to owner-occupiers. Vacancy in the Hanseatic city currently stands at 7.2 % (workin. Market Report H1 2026). It should be noted, however, that a large share of this vacancy relates to buildings that are no longer up to date in energy terms. A healthy office market shows a vacancy rate of around 7 %. Only then is it possible for companies to consolidate, expand and find office space without obstacles and with as few compromises as possible, space that matches your workflow requirements.
Which landlords work with workin?
The majority of Hamburg's landlords work with workin: with us you will find office space offers from institutional owners of properties held in funds, project developers, private landlords, private companies and a wide variety of co-working providers.
Which parties sign the lease?
Working with workin. is usually free of charge for you. For finding your new office, we are generally paid by the landlord, co-working space or sublessor. Of course, there are also properties, particularly in sought-after locations such as Hamburg's Schanze or St. Georg, where we are not paid by the owner/landlord. In such cases, we will always discuss this with you in advance. In principle, we will of course try to negotiate the best possible rental offer for you, just as we would negotiate for ourselves. That's a promise.
Why is the rent per m² so high in co-working spaces?
Adapting an office space to your needs usually depends on the amount of construction work involved and the lease term you want. As a rule, a shell space will only be fitted out individually for you from a lease term of at least 5 years. Removing 1-2 walls, on the other hand, can usually also be arranged with shorter terms.
Where can I work with workin.?
workin. currently provides you with a comprehensive overview of office space, sublease opportunities and co-working spaces in the Hanseatic city of Hamburg. In addition, you can research co-working spaces in the so-called "Big 7" (Berlin, Munich, Cologne, Frankfurt am Main, Stuttgart and Düsseldorf) and rent them through workin.
Term missing, or a clause unclear?
Send us the paragraph from your lease. Reply within 24h (working days).
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