# Mandatory disclosures in the exposé — checked before it goes out

> A solo broker shows how Capitality checks energy certificate details under GEG § 87, buyer's commission, imprint and withdrawal notice before an exposé goes out.

Canonical: https://capitality.io/geschichten/expose-pflichtangaben · German version: https://capitality.io/geschichten/expose-pflichtangaben.de.md · All stories: https://capitality.io/geschichten.md
Source: generated from `apps/landing/src/app/content/stories/expose-pflichtangaben.json` by `apps/landing/scripts/build-story-twins.mjs` — do not edit by hand. Updated: 2026-09-27.

The people and brokerages in our stories are fictional; the workflows are typical of brokerages in Germany. The screenshots come from the product, captured with sample data.

**Sabine Hoffmann** (Fictional person) — Solo broker, Hoffmann Immobilien, Köln-Nippes. Self-employed in Cologne-Nippes since 2003, period apartments and terraced houses. No back office, no legal department — and exactly one cease-and-desist letter she would rather forget.

Sabine Hoffmann works alone. She builds an exposé quickly, but each one carries obligations: energy certificate details, commission, imprint and, for consumers, the withdrawal notice. Capitality asks for the details where they arise and checks the exposé before it is sent.

## In short

- The energy certificate details under GEG § 87 are required fields when marketing a property: type, value, energy source, class, plus the validity.
- Before sending, Capitality checks the exposé: missing mandatory disclosures block it, gaps such as a missing photo show up as hints — each with a “Beheben” (fix) link.
- The exact address stays hidden until you release it; consumers receive your withdrawal notice with the exposé.

## The situation: One missing energy certificate detail is enough for a cease-and-desist letter.

Anyone offering a property in commercial media in Germany must state the key energy certificate details as soon as a certificate exists (§ 87 GEG) — and the law explicitly names the broker. Add the provider identification under § 5 DDG, the buyer's commission and, when sending to consumers, the withdrawal notice.

For years Sabine maintained a Word template for all this. It worked — until it didn't: a listing went out without the energy source, and a few weeks later the cease-and-desist letter arrived. Since then she checks every exposé twice, in the evening, when the day should be over.

She didn't want a legal department in her software, just a list that ticks itself off: the software says what is missing before the exposé leaves the office.

## How it works in Capitality

Four images from Sabine's working day — from creating a property to checking an exposé.

### Step 01 — Address on request only

When the property is created, its exact address is hidden from prospects: they see only postcode, city and the rough area, and travel times are rounded. Sabine releases the address when she wants to.

![The “Objekt” step of the “Objekt vermarkten” (market a property) flow: address Neusser Straße, 50733 Köln, the switch for showing prospects the exact address is off; 112 m² living space, 4 rooms, built 1908.](https://capitality.io/geschichten/expose-pflichtangaben/01-adresse-erst-auf-anfrage-large.webp)

### Step 02 — The energy certificate — as required fields

The second step asks for what § 87 GEG demands: certificate type, final energy demand or consumption, efficiency class and main energy source, plus the validity. If there is no certificate yet, the listing can still go out; the exposé then states what is missing.

![The “Energieausweis” step with the note on mandatory disclosures under GEG § 87: demand certificate, final energy demand 164 kWh/(m²·a), class F, gas, valid until 14.03.2032.](https://capitality.io/geschichten/expose-pflichtangaben/02-energieausweis-pflichtangaben-large.webp)

### Step 03 — Everything on one sheet before it goes live

The summary shows title, address, energy certificate and purchase price with buyer's commission at a glance. Only then does Sabine publish the listing.

![Summary before publishing: period maisonette with roof terrace in Nippes, Neusser Straße, 50733 Köln, energy certificate F · 164 kWh/(m²·a) · gas, price 598,000 € · 3.57 % incl. VAT.](https://capitality.io/geschichten/expose-pflichtangaben/03-zusammenfassung-large.webp)

### Step 04 — The exposé checks itself

Before sending, Capitality checks the exposé against the mandatory disclosures for property advertisements. What blocks sending is at the top — here the summonable address in the imprint is missing. Below come hints that don't block, each with a “Beheben” (fix) link to the right place.

![Exposé check before sending: the summonable address is missing and blocks sending; below, hints on certificate validity, buyer's commission, imprint details, photo, description, price and address release.](https://capitality.io/geschichten/expose-pflichtangaben/04-expose-pruefung-large.webp)

## What of this is in the product today

The story shows only what is in the product today. Anything next to it that is in build or planned is marked as such — with the same marks as on the brokerage page.

Legend: ✓ in the product today · → in build · ○ planned

- ✓ Properties, units, energy certificate under GEG § 87
- ✓ “Market a property” in one flow: property, energy, price, photos, listing
- ✓ Exposé with legal check, PDF in DE/EN/RU, personal link per recipient, proof of opening and acknowledgement
- → Withdrawal button under § 356a BGB and commission acceptance in the exposé flow
- → Publishing to ImmoScout24 and OpenImmo portals (immowelt, Kleinanzeigen and more)

## The short version for your team

1. Open “Objekt vermarkten”, enter the property details and decide whether prospects see the exact address.
2. Record the energy certificate: type, value, class, energy source, validity — or “not available yet”.
3. Enter the purchase price and buyer's commission.
4. Publish the listing.
5. Open the exposé, work through the checklist, then send it as a PDF or with a personal link per recipient.

## Frequently asked questions

**Which energy certificate details belong in a property ad?**
If a certificate exists, § 87 GEG requires: the certificate type (demand or consumption), the final energy demand or consumption, the main energy sources for heating and, for residential buildings, the year of construction and the energy efficiency class.

**Does the duty apply to brokers too?**
Yes. Besides seller and landlord, § 87 GEG explicitly names the real estate broker. Missing details risk a fine (§ 108 GEG) and cease-and-desist letters under competition law.

**What if there is no energy certificate yet?**
Then the mandatory disclosures do not yet apply to the ad — but the certificate must be presented at the viewing at the latest (§ 80(4) GEG). In Capitality you choose “Liegt noch nicht vor” (not available yet): the listing can be published and the exposé says so explicitly.

**Does an exposé need a withdrawal notice?**
If the brokerage contract with a consumer is concluded by email or phone, the consumer has a 14-day right of withdrawal (§§ 312g, 355 BGB). Without proper instruction, the period extends to up to twelve months and 14 days (§ 356(3) BGB). For consumers, Capitality attaches the withdrawal notice you have stored in the settings.

**Does Capitality check whether the details are correct?**
Capitality checks whether the mandatory disclosures are present and current — for example whether a certificate has expired. Whether the values match the certificate is confirmed by the certificate itself; responsibility for the content stays with you.

## Legal basis and sources

- [§ 87 GEG — Mandatory disclosures in property ads (German)](https://www.gesetze-im-internet.de/geg/__87.html)
- [§ 80 GEG — Issuing and using energy certificates (German)](https://www.gesetze-im-internet.de/geg/__80.html)
- [§ 5 DDG — General information duties (German)](https://www.gesetze-im-internet.de/ddg/__5.html)
- [§ 356 BGB — Right of withdrawal for distance contracts (German)](https://www.gesetze-im-internet.de/bgb/__356.html)

This is not legal advice. The statutory text in its current version is authoritative.

## More stories

- [From contact form to deal — without retyping](https://capitality.io/geschichten/anfrage-zum-deal) — Every enquiry gets typed in three times: into the CRM, the pipeline and a note.
- [The GwG check: who checked what, and when?](https://capitality.io/geschichten/gwg-pruefung-makler) — The records live in binders, inboxes and heads — until the supervisor asks.

## What story would your office tell?

30 minutes on your own stock: enquiry, deal, exposé check, GwG check — on your properties instead of our sample data. We reply the same business day. One to three design-partner seats for brokerages in the DACH region: a direct line to the product team, your order decides what gets built.

Contact: the “Demo on your stock” and “Become a design partner” buttons on https://capitality.io/immobilienvertrieb open an e-mail to us (we reply the same business day).