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定期公布住房市场租金水平信息，建立住房租赁指导价格发布制度，是我国发展住房租赁市场、完善租购并举住房制度的重要探索。德国住房租赁市场发展相对成熟，租金控制融合住房租赁和住房保障，以“租金明镜”为控制工具，通过租赁法规调控工具使用力度，调节住房合同租金与租金增长。“租金明镜”是显示德国地方住房平均、最高和最低习惯性当地参考租金的相关图表。在租金波动相对平稳的中小城市或地区，主要采用简单统计既有住房合同租金的方法编制“简易租金明镜”；在住房供需失衡、租金涨幅明显的大城市或地区，主要采用“数据基础准备—住房特征因素选择—数据评估与计算”等步骤编制“合格租金明镜”。未来，随着我国住房租赁指导价格发布制度的落实，亟待科学合理计算不同区域、不同类型租赁住房的市场租金水平，编制适宜的租金控制工具和匹配的住房租赁平台，构建规范的工具编制流程和科学的工具编制方法，探索配套的租赁法规体系和完善的住房保障政策，建立符合地方发展实际与需求的住房租金管控体系。
Abstract：The regular publication of information on rental levels in the housing market, and the establishment of a housing rental guide price release system, are important explorations of China's development of the housing rental market and the improvement of the rent-purchase housing system. The development of the housing rental market in Germany is relatively mature, and rent control integrates private rental sector and social housing system, with the “Rent Mirror” as a control tool, regulating the intensity of rent control through rental legislation, and regulating housing contract rents and rent increases. The “Rent Mirror” is a relevant chart showing the average, maximum and minimum customary local reference rents for local housing. Small and medium-sized German cities or regions with relatively stable rent fluctuations mainly use the “Simple Rent Mirror”, which is compiled by simply counting the rents of existing housing contracts. Large cities or regions where there is an imbalance between housing supply and demand, and where rents have risen significantly mainly, use the “Qualified Rent Mirror”, which is compiled using the steps of “preparation of the data base-selection of factors characterizing the housing stock-evaluation and calculation of the data”. In the future, with the implementation of China's housing rental guide price release system, there is an urgent need to scientifically and reasonably calculate the market rent levels of different regions and different types of rental housing, compile appropriate rent control tools and matching housing rental platforms, construct a standardized tool compilation process and a scientific tool compilation method, explore a matching rental regulation system and a perfect social housing policy, and establish a housing rent regulation system that meets the actual development and demand of the localities.
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(1) 1922年，德国规定的“和平时期旧住房”指1918年7月1日前建造的住房。二战后，旧住房范畴扩展至1948年6月20日之前建造的住房。
(2) 1922年，德国颁布的《德意志法》规定：截至1914年7月1日，已签订合同的住房租金应限定在1914年7月1日的住房租金水平；而新签订合同的住房租金，可参考大小、类型和区位类似的住房在1914年7月1日的租金水平。1914年7月1日-1918年6月30日期间签订合同的住房，其租金则参考以下公式计算：基础租金=利息+运营成本（包含税收、公共费用、保险费和管理成本等）+维护成本。1918年7月1日后经过新建、重建或修缮的住房不适用以上规定。详见参考文献[5]。
(3)习惯性当地参考租金指根据过去6年新签定合同中类似类型、大小、设备、条件和区位的住房租金数据制定的参考租金（BGB第558(2)条）。
(4)《德国民法典》简称BGB，具体内容详见网址：https://www.gesetze-im-internet.de/bgb/。
(5)“降低租金上涨上限”于2013年修改生效，指各联邦州可以调整住房市场紧张地区的租金上涨上限由20%降至15%[21]；“租金刹车”于2015年生效，指除2014年10月1日后首次出租的新建住房或经现代化改造后首次出租的住房外，新签订合同的租金不得超过“租金明镜”中习惯性当地参考租金的10%(BGB第556d,f条）；“租金冷冻”指柏林2020年发布的一项租金控制法规，要求所有住房租金5年内停止上涨，由于存在违宪争议，该法规已于2021年4月废止。
(1)如法兰克福网络查询系统，详见网址：https://geoportal.frankfurt.de/karte/?layer Ids=55037,55033,55035,118,1755,1754&visibility=true,true,true,true,true,true&transparency=0,0,0,0,30,40¢er=477500,5551000&zoomLevel=4。
(1)有关租金明镜的应用范围因区域特点和城乡发展情况等存在差异的分析图请扫描文末二维码，进入OSID进行阅读。
(1)租金负担比指“暖租”占家庭净收入的份额。“暖租”指“冷租”和“额外费用”之和。
(1)状态指数指汉堡各个统计区域内各类弱势人口数量与汉堡整体各类弱势人口数量平均值的数理关系。汉堡各类弱势人口包括有移民背景的儿童和青年人、单亲儿童和15~65岁的失业者等。
基本信息:
DOI：10.19830/j.upi.2023.576
中图分类号:F299.516
引用信息:
[1]王阳,贺佳璇.德国租金控制工具编制的类型、流程与方法[J].国际城市规划,2025,40(04):64-72.DOI:10.19830/j.upi.2023.576.
基金信息:
陕西省创新能力支撑计划软科学一般项目(2024ZC-YBXM-197)
2023-10-20
2023
2025-07-18
2025-09-01
2025
2
2024-05-07
2024-05-07
2024-05-07