Land readjustment under §§ 45 ff. BauGB
The plots do not fit the development plan?
Narrow strips, parcels without access, boundaries across planned building areas: in a land readjustment (Umlegung), the municipality reorganises the plots so that building can follow the development plan. We prepare the procedure for you and survey the new plots.
- Commissioned under § 46 Abs. 4 BauGB
- Surveying and cadastre from one team
- For municipalities in Mecklenburg-Vorpommern
The key facts
- What is it about?
- The plots in a building area are reorganised in location, shape and size, so that they can be built on as the development plan requires and connected to roads and utilities.
- Who orders it?
- The municipality. It orders the land readjustment and can give us, as publicly appointed surveying engineers (ÖbVI), the preparation and the surveying.
- Who takes part?
- All owners in the readjustment area, holders of rights in the plots, and the municipality.
- What does it cost?
- The municipality pays the procedure costs. Owners compensate the added value of their new plot in land or in money.
Why land readjustment
When the plan is ready, but the plots do not fit
A development plan (Bebauungsplan) sets out where roads, building areas and green spaces go. The plots below it often grew differently over generations: long narrow strips of farmland, parcels without access to the planned road, boundaries right through a building area.
Negotiating purchases and swaps one by one takes a long time. It often fails because of a single plot. Land readjustment solves this in one procedure. All plots are combined on paper, the land for roads and green spaces is deducted, and the rest is distributed anew. Nobody loses their property. Everyone gets a plot that fits the plan.
- Building plots in a usable shape and size
- Land for roads, paths and green spaces without buying each piece
- Ownership stays, only in a new location
- One procedure instead of many separate contracts
What we do for the municipality
Preparation and surveying from one team
The Federal Building Code (Baugesetzbuch, BauGB) allows the municipality to give publicly appointed surveying engineers two tasks: preparing the decisions in the procedure, and the surveying tasks (§ 46 Abs. 4 BauGB). The decisions themselves are made by the municipality's readjustment office (Umlegungsstelle).
We record the current state and prepare the readjustment map (Umlegungskarte) and the readjustment register (Umlegungsverzeichnis). We calculate the land brought in (Einwurf) and the allocation (Zuteilung), and we survey the new plots. As ÖbVI we carry out cadastral surveys ourselves, so the results go straight into the real estate cadastre (Liegenschaftskataster).
On request, participants see their plots and the progress of the procedure on an online map with personal, protected access (in German).
- Inventory map and inventory register (Bestandskarte, Bestandsverzeichnis)
- Prepare the readjustment map and readjustment register
- Calculate land brought in, area contribution and allocation
- Survey and mark the new boundaries and enter them in the cadastre
How land readjustment works
From the municipality's resolution to the new land register. The readjustment office decides, we prepare and survey.
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Readjustment resolution
The municipality orders the land readjustment and defines the area (§ 47 BauGB). From now on, sales and building projects in the area need approval (§ 51 BauGB).
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Record the current state
We establish which plots lie in the area, with which size and which rights: the inventory map and inventory register (§ 53 BauGB).
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Reallocate
Roads and green spaces are deducted. The rest is distributed by value or by area. The result is the readjustment plan (Umlegungsplan), which the readjustment office adopts (§ 66 BauGB).
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Survey and register
Once the readjustment plan can no longer be challenged, the new legal situation applies (§§ 71 and 72 BauGB). We survey and mark the new boundaries. The cadastre and the land register (Grundbuch) are corrected.
Our current procedures
Land reorganisation from one team
Besides land readjustments for municipalities, we handle 10 land consolidation procedures on behalf of the state. Tap a dot to see the contact person.
- Land readjustment (1)
- Land consolidation (10)
The dots show the approximate location. Which plots belong to a procedure is shown on the area map of that procedure.
Your contact person for the procedure
Find your procedure: there you can reach the person who handles it at our office. The responsible authority is shown with each one.
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Christin Fenske
+49 381 405 69-85 christin.fenske@golnik.de
- Land consolidation LieschowStALU Vorpommern
- Land consolidation LöbnitzStALU Vorpommern
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Ekkard Jahning
+49 381 405 69-84 ekkard.jahning@golnik.de
- Land consolidation BellinStALU Mittleres Mecklenburg
- Land consolidation DrüsewitzStALU Mittleres Mecklenburg
- Land consolidation Groß MohrdorfStALU Vorpommern
- Land consolidation HorstStALU Vorpommern
- Land consolidation Recknitz IIIStALU Mittleres Mecklenburg
- Land consolidation RensowStALU Mittleres Mecklenburg
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Michael Weu
+49 381 405 69-87 michael.weu@golnik.de
- Land consolidation Born-DorfStALU Vorpommern
- Land consolidation Born-WerreStALU Vorpommern
- Land readjustment „Studieren und Wohnen beim Pulverturm“Hanse- und Universitätsstadt Rostock · Development plan
Frequently asked questions
What is a land readjustment procedure?
A land readjustment (Umlegung, also Baulandumlegung) is a land exchange procedure set out in the Federal Building Code (Baugesetzbuch, §§ 45 to 84 BauGB). Municipalities use it to reshape unsuitable or fragmented plots so that they can be built on or connected to roads and utilities.
Who orders a land readjustment?
The municipality. It orders the land readjustment on its own responsibility when it is needed to carry out a development plan (Bebauungsplan). It starts it with the readjustment resolution (Umlegungsbeschluss) (§§ 46 and 47 BauGB). Individual owners cannot apply for a land readjustment.
Which tasks do we take on as ÖbVI?
The municipality can give publicly appointed surveying engineers (ÖbVI) two kinds of tasks: preparing the decisions in the procedure, and the surveying and cadastral tasks (§ 46 Abs. 4 BauGB). We record the current state, prepare the readjustment map (Umlegungskarte) and readjustment register (Umlegungsverzeichnis), survey the new plots and bring them into the real estate cadastre (Liegenschaftskataster). The decisions themselves are made by the municipality's readjustment office (Umlegungsstelle).
Will I get a plot back after the land readjustment?
Yes. All plots in the area are combined on paper. The land for roads, paths and green spaces is deducted. The rest is distributed anew in proportion to the value or the area of the plots brought in (§§ 55 to 58 BauGB). Where possible, you receive a plot in the same or an equivalent location (§ 59 BauGB).
How much land is deducted in a land readjustment?
If land is distributed by area, an area contribution (Flächenbeitrag) balances the benefit of the newly shaped plot with road access. In areas that are developed for the first time, it is at most 30 percent of the land brought in. In other areas it is at most 10 percent (§ 58 BauGB). Money can be charged instead of land.
Who pays for the land readjustment?
The municipality pays the procedure costs and the material costs, as far as they are not covered by contributions (§ 78 BauGB). Owners may have to make a compensation payment if their new plot is worth more than the plot they brought in.
What is a simplified land readjustment?
A simplified land readjustment (vereinfachte Umlegung) is for smaller cases. Neighbouring or closely located plots, or parts of them, are exchanged or allocated to one side. There is no formal procedure with readjustment map and readjustment register (§§ 80 to 84 BauGB). This is faster, for example to adapt boundaries to a development plan.
Related services
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Land consolidation
Reorganise land ownership in rural areas, on behalf of the state.
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Clarify boundaries and divide a plot
Establishing and marking boundaries and subdividing parcels outside a procedure.
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Development plans in Mecklenburg-Vorpommern
All building areas of the state on one map, with plan area and legal status (in German).
Is your municipality planning a building area?
Talk to us early. We will tell you whether a land readjustment is needed and how to prepare it.