Consider an apartment block consisting of three equal units A, B, and C, located in Bavaria, Germany. At present, all are owner-occupied and the Community of Apartment Owners (Wohnungseigentümergemeinschaft) has three members Asani, Bahar, and Camille, with equal power. Units B and C are on the market and are bought by Diya, who decides to rent them out. Now Asani finds himself having a minority in the Community of Apartment Owners and, as an owner-occupier, having other needs and interests than Diya, but Diya can possibly push through or block any decisions taken by majority vote (depending on the specifics in the declaration of division (Teilungserklärung), a person owning two units may have either one or two votes). This situation is not desirable for Asani.
Is it legally possible in Bavaria, Germany, to enact a rule that restricts the rights of owners to rent out their property long-term? For example, could it contain
- a rule that every owner must live in their property, or
- that the majority of homes must be owner-occupied, or
- that new rentals are not allowed, or
- that everyone who owns a property in the building must also live in the building, or
- something similar?
Such a rule would need to be changeable only by unanimous consent, otherwise Diya owning two out of three properties could simply abolish the rule, so Asani, Bahar, and Camille would together agree on such a rule (perhaps Asani would pay Bahar and Camille in case they fear the rule might reduce the sale value, but that is separate from the legal question).
I've searched the web about restrictions on renting out, but all I find is either about restrictions on short-term (holiday) rentals, or about owner-occupiers objecting to specific prospective tenants. I couldn't find anything about the possibility to restrict long-term rentals in general. Is there any law that would prevent the rules governing the property as a whole (such as the Declaration of Division (Teilungserklärung) or the Community Ordinance (Gemeinschaftsordnung)) from containing such a restriction?
I am primarily interested in the situation in Bavaria, Germany, but for context it's also interesting to know the situation elsewhere.