Summary:
A in general terms and conditions of a housing tenancy agreement that the D is allowed to impose the tenant's obligation to carry out minor repairs and provides that the tenant may differ only with the consent of the housing company of the "current form" is even at large - and not only in terms of embodiment - because of inadequate discrimination of the tenant ineffective if the obligation is included as such and its content design in two different clauses (following Senate decision of 22 September 2004 - VIII ZR 360/03)
Issue:
1) The applicant was landlord, the defendant tenant of an apartment in B. The lease agreement states in part, in § 2 III: "The tenant is also in accordance with the general Treaty provisions and the House rules
a) perform the cosmetic repairs (No. 5 and 12 AVB).
... "
2) were part of the rental agreement, the General Terms and Conditions (AVB) of the applicant. Those denominated in No. 5, paragraph 2 sets 1 and 4:
"cosmetic repairs are professionally.
The tenant may only with the consent of the housing company of the previous embodiment differ. "
3) The contract ended on 30 November 2004. By letter dated 26 November 2004 the applicant requested by the defendant under including the implementation of cosmetic repairs under a deadline to 10 December 2004. Because not performed cosmetic repairs, the applicant, on expiry of the period damages of € 1,879.81 plus interest.
4) The district court dismissed the action . The appointment of the applicant has failed. The state court approved revision, the applicant further pursued her claim.
Grounds:
1) The audit of the applicant had, in the absence of successful transfer of responsibility to carry out minor repairs, no success.
The permissible revision of the applicant are unsuccessful. As a result, the district court correctly denied a claim by the applicant. The defendant can not successfully be for breach of duty to carry out cosmetic repairs claimed, because this duty was not transmitted effectively to him.
2) has rightly the District Court of the form clause 5 paragraph 2 sentence 4 GPC, after which the tenant may differ only with the consent of the housing company of the previous embodiment may, as deemed ineffective. The clause is unclear ( § 305c Section 2 BGB ) and the disadvantage of the tenant worst interpretation of the contractual partner of the applicant meet the requirement of good faith and inappropriate ( § 307 para 1 sentence 1 BGB ).
3) The court explained that the clause is therefore unclear weil nich eindeutig ist, was unter "Ausführungsart" zu verstehen ist.
Dieser Begriff kann sich entweder auf die Grundausstattung beziehen, auf die Ausgestaltung im Einzelnen oder auf beides. Es ist mithin nicht zu erkennen, ob jegliche Veränderung zustimmungspflichtig sein soll oder wo sonst die Grenze zwischen zustimmungspflichtigen und zustimmungsfreien Veränderungen liegt (vgl. Langenberg, Schönheitsreparaturen, Instandsetzung und Rückbau, 2. Aufl., 1. Teil B Rdnr. 76).
4) Ein Zustimmungsvorbehalt für jegliche Abweichung von der bisherigen "Ausführungsart" - beispielsweise die Wahl eines abweichenden Hue of the wall or ceiling paint or other Tapetenart (see Langenberg op) - would limit the tenant unreasonably in the opportunity to set up in the apartment to his taste, but will not be recognized for such a broad restriction on a commendable interest of the landlord (and Langenberg, op. 77). Since the clause is not for this reason, the content control to § 307 para 1 sentence 1 BGB stand up, no need to decide whether it applies also that undue Endrenovierungsklausel (so the appellate court, citing Langenberg, ibid, paragraph 75). and also because after § 307 Abs. 1 Satz 1 BGB unwirksam ist.
5) Der BGH zieht aus der Einengung des Mieters in der Art der Ausführung von Schönheitsreparaturen die Konsequenz, dass die Abwälzung der Pflicht zur Vornahme von Schönheitsreparaturen schlechthin unwirksam ist.
Denn die - bei isolierter Betrachtung unbedenkliche - Verpflichtung zur Ausführung von Schönheitsreparaturen wird durch die Festlegung auf die bisherige "Ausführungsart" in ihrer dem Mieter ungünstigsten Auslegung inhaltlich dahin ausgestaltet, dass der Mieter sich strikt an die bisherige "Ausführungsart" zu halten hat, wenn he will not seek approval for any deviation by the applicant or if consent is denied.
Whilst we could repair clause in the beauty of the performance clause deletion maintained, because they consider an isolated sense. This would mean a substantive change in the duty imposed upon the tenant to carry out cosmetic repairs. This would be a validity-preserving reduction. Such is also not allowed if the content-related regulations are in different clauses.
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