Operations & law

A property manager’s operator duties: which inspections are due when?

Reading time 8 min · Updated 05.07.2026

From the general duty of care (§ 823 BGB) and many specific rules, landlords and managers face recurring inspection duties. The key intervals: smoke alarms annually (DIN 14676), Legionella every 3 years (TrinkwV § 31), elevator main inspection every 2 years plus an annual interim check (BetrSichV § 16), fire extinguishers every 2 years (DIN 14406-4) and the electrical inspection (DGUV V3). Miss them and you risk liability and loss of insurance cover after an incident.

Key facts at a glance

Smoke alarms: annual function check per unit (DIN 14676, state building code).
Legionella: every 3 years for let large systems (TrinkwV § 31).
Elevator: main inspection every 2 years + annual interim by an approved body (BetrSichV § 16).
Fire extinguishers every 2 years (DIN 14406-4); electrics on a cycle (DGUV V3).
Ongoing servicing/inspection is usually recoverable (BetrKV); repair/first purchase is not.

Inspection-interval table: operator duties at a glance

The overview below bundles the recurring inspection and servicing duties with their standard interval, legal basis and whether the cost is recoverable as an operating cost. State law, system size and manufacturer specs may differ — this is guidance, not a conclusive legal review.

Inspection / servicing	Interval	Legal basis	Recoverable
Smoke detector inspection	annual	DIN 14676 / Landesbauordnung — jährliche Funktionsprüfung je Wohneinheit	yes
Legionella test (drinking water)	every 3 years	TrinkwV § 31 (früher § 14b) — alle 3 Jahre bei vermietetem Wohnraum; nur Großanlagen (Speicher > 400 l oder > 3 l Rohrinhalt)	yes
Drinking water installation inspection	annual	TrinkwV — jährliche Inspektion der Trinkwasser-Installation	yes
Heating service	annual	GEG / Herstellervorgaben — jährliche Wartung der Heizungsanlage	yes
Chimney sweep / firing inspection	annual	Kehr- und Überprüfungsordnung (KÜO) — jährliche Kehrung/Überprüfung	yes
Elevator main inspection (ZÜS)	every 2 years	BetrSichV § 16 + TRBS 1201 — Hauptprüfung durch zugelassene Überwachungsstelle	yes
Elevator interim inspection	annual	BetrSichV § 16 + TRBS 1201 — Zwischenprüfung zwischen zwei Hauptprüfungen	yes
Electrical installation inspection	every 4 years	DGUV V3 / VdS 2871 — Prüfung ortsfester elektrischer Anlagen (bei Vermietung empfohlen)	no
Fire extinguisher inspection	every 2 years	DIN 14406-4 — Prüfung durch Sachkundigen alle 2 Jahre	yes
Gas pipe inspection	every 12 years	DVGW G 5970 / TRGI — Gebrauchsfähigkeitsprüfung alle 12 Jahre	no
Lightning protection inspection *	every 4 years	DIN EN 62305 — Prüfung nur, wenn Blitzschutzanlage vorhanden	no
Playground main inspection *	annual	DIN EN 1176 — jährliche Hauptinspektion, nur wenn Spielplatz vorhanden	yes

* Only relevant if the system actually exists (e.g. lightning protection, playground).

Recoverability: servicing yes, repair no

Only ongoing servicing and inspection costs are generally recoverable as operating costs. Not recoverable: repairs, first purchase of devices, and one-off official/special inspections.

How Torch Real Estate solves this

Torch Real Estate keeps a maintenance calendar per property and unit with exactly these intervals — smoke alarms, Legionella, elevator, electrics, extinguishers and more — with reminders before due dates and a traffic-light status, so the duty of care stays demonstrably met.

To the property software

Frequently asked questions

Which inspection duties does a manager have?+

The key recurring duties include annual smoke-alarm checks, Legionella testing every 3 years, elevator main and interim inspections, fire-extinguisher checks every 2 years, heating servicing, the chimney-sweep’s firing inspection and testing of fixed electrical installations. Exact intervals are in the table below.

How often is Legionella testing required?+

For let residential property with a large system (hot-water tank over 400 litres or more than 3 litres of pipe volume between heater and tap), an orienting Legionella test is required every 3 years (TrinkwV § 31).

Are inspection costs recoverable from tenants?+

Ongoing servicing and inspection costs are generally recoverable as operating costs under the BetrKV — e.g. smoke alarms, Legionella, elevator, extinguishers, chimney sweep. Repairs, maintenance and first purchases are not recoverable.

What are the consequences of missing them?+

Breaching the duty of care means civil liability for personal injury or property damage and possible criminal exposure. Insurers may also cut or refuse cover for gross negligence, and elevators/electrics add official orders and fines.