Assessment of (partially) renovated house from 1961

No. The roof trusses will then be structurally separated [...],

Colleagues who are capable of that will probably also exist in BW, but it also doesn't sound inexpensive.

The house makes a good impression at first. However, the modernization from 15 years ago can only have been limited to the "exterior," so the makeup conceals some defects. You can also see from the exposé that it is being sold privately. In my opinion, important factors are missing, which should be mentioned or shown. Either they are not mentioned or shown out of ignorance, or the seller does not want to deter interested parties with the unpleasant details. Of course, that is always a fine line in an exposé. I miss the energy level here and a photo of the heating system as well as the material of the windows and the parking situation. A garden view would also be nice to see because then you would have the facade on that side for inspection – especially with the balcony. The roof is not visible. Well then... The seller focused on the nice and stylish photos, but not on the technical or structural features. There was a time when I photographed houses for real estate agents. In addition to stylish home-staged photos, factual photos should also be presented. Some things are also missing in the text form, but as I said: I assume that the owner unknowingly does not show or name them.

Of course, an inspection with a knowledgeable architect makes sense, I also have one in my circle of acquaintances.

That’s great if you know an architect. If he also knows about old buildings and is preferably over 50 years old, so has experience, that would be good. If not him, then perhaps he knows a professional colleague who can assess not only the renovation but also the heating technology. In my opinion, a heating engineer himself doesn’t necessarily have to be the same.

Consumption probably about 1,000 liters of oil/year

Where does this number come from? Make sure to see the invoices.

New roof covering?

Attic converted, roof insulated from the inside, new attic windows

One could almost assume that the roof was newly covered before the new roof windows. However, it is peculiar that this is not mentioned. I conclude that the roof was only newly insulated and that new roof windows were installed during the conversion, but no new covering took place.

Possibly re-insulate the facade if this has not yet been done?

Facade was "done" 15 years ago, completely plastered (still unclear whether the facade was insulated at that time too)

My assumption: The facade was probably insulated according to the standard of the early 2000s. Why not.

Windows double or triple glazed, unclear how old

These will then be double-glazed windows, which is now neither a defect nor a disadvantage. They were probably done to match the facade insulation. But that is only speculation.

Do I also have to think about the ventilation issue?

No, the house will be lived in dry and will work.

Bathroom still needs to be done (we would probably do it upon moving in)

Well, it is habitable and usable.

The neighbors have probably already renovated the house too,

Neighborhoods with similar buildings are always good indicators. Ring the bell, ask, look. Many like to show what they have or what they have consciously renovated/restored.

I would have all the invoices from that time shown to me. From these, you can see what was done and by whom. Consumption invoices are also meaningful, especially since a family of four lives there. The architect can help you with all other questions such as about the roof and cellar. Whether the cellar is moldy and damp can be seen. You can also see mold elsewhere, just look into corners. Whether the windows are tight can be tested. How laundry is dried there also provides clues. You can also feel the climate under the roof yourself.

I forgot: the gut feeling is also important at first: do you like it? What does your gut say? Do I want to live here? Is it cozy for me? Once that is the case, you are also ready to live with some things in a good compromise.

... but often approached without consideration of approval (feasibility). The guest toilet and bathroom are tiled in a modern style, and it would probably have been foolish to do this purely for aesthetic reasons (which of course does not rule this out – so have detailed evidence shown before making an offer on the purchase price).

One can certainly limit an energy renovation to the legal framework – with consequences for financing options, of course). Year of construction 1961 still counts as "the 50s" (in my opinion mostly 1950 to 1963).

Wouldn’t that have to result in a recommendation against this property, after all, especially with properties with a "real party wall" it is hardly advisable to operate only on half the patient?

As far as I understand, a building permit for the expansion exists. I will definitely find out more about this again.

The house makes a good impression at first. However, the modernization 15 years ago can only have been limited to the "outside," so the makeup conceals some defects. You can also see from the exposé that it is being sold privately. In my opinion, important factors are missing that should be named or shown. Either they were not mentioned or shown out of ignorance, or the seller does not want to scare off interested parties with the unpleasant details. Of course, this is always a fine line in an exposé. What is missing here is the energy level and a photo of the heating system as well as the window materials and parking situation.

That is indeed surprising. We only have the data I mentioned in the original post because we know the sellers indirectly and obtained further information (tiled stove, air heating, etc.) in private exchange. The energy level or energy certificate should be available if you want to sell. There are basically no parking spaces; there is a gravel driveway next to the house where two cars could fit one behind the other. Some neighboring houses have garages, and garages are also permitted in the building plan (at least 5m distance to the street).

A view of the garden would also be nice to see, as this would allow an inspection of the facade on that side – especially with the balcony. The roof is not visible. Well then... The seller focused on the nice and stylish photos but not on the technical or structural features. There was a time when I took photos of houses for real estate agents. In addition to stylish home-staged photos, factual photos should also be presented. Some things are also missing in the text form, but as I said: I assume that the owner unknowingly does not show or mention them.

I can gladly post further photos here after my viewing.

That’s great if you know an architect. If he also has experience with old buildings and is preferably over 50 years old, meaning he has experience, that would be good. If not him, maybe he knows a professional colleague who can assess not only the renovation but also the heating technology. In my opinion, a heating engineer himself does not necessarily have to be the same thing.

My uncle is a heating engineer; I could ask him, too.

Where does the number come from? Definitely have invoices shown.

Statement from the seller. Is that unrealistic?

One could almost assume that the roof was newly covered before the new skylights were installed. Strange, however, that this is not mentioned. I conclude from this that the roof was only newly insulated and that new skylights were installed during the expansion, but no new roofing took place.

What cost can be expected for a new roofing (assuming no hazardous material disposal)? Approximately 6,000–9,000 EUR?

My assumption: The facade was probably insulated according to the standard of the early 2000s. Why not.

Means for me as a layman, this does not need to be renovated for now.

I would have all the invoices from back then shown. From these you can see what was done and by whom. Consumption bills are also meaningful since a family of four lives there. For everything else like the roof and basement questions, the architect can help you. You can see if the basement is moldy and damp. You also see mold elsewhere, just look in corners. You can test if the windows are draft-proof. How laundry is dried there also provides clues. You can also feel the climate under the roof yourself.

Thanks for the advice.

I forgot: important at first is the gut feeling: do you like it? What does your gut say? Do I want to live here? Is it cozy for me? Once that is the case, you are also willing to live with some things in a good compromise.

Exactly. We have not seen the house yet but know the area. It is ultimately the last street before the fields, very quiet, on a hill. So we like it for now. We just have to wait for the viewing now. Since we are here in the Stuttgart region, I assume, as I said, that the house (despite possibly serious defects) will be sold quickly. Every morning a fool gets up...

That is indeed surprising.

No, not at all. The owner simply is not a real estate seller, nor does she have any idea what is important in a property listing.

Statement seller. Is that unrealistic?

No, but you have to question the sources here.

Energy level or energy certificate should be available if you want to sell.

The energy certificate is supposed to be available. The energy efficiency class A-H can be included in the exposé, but it is not.

My uncle is a heating engineer, I could also ask him.

If he can recognize construction defects or hidden defects, yes.

What costs can you expect for a new roof covering (assuming no hazardous material disposal)? About 6-9,000 EUR?

An architect you bring along could tell you that.

That means to me as a layperson, it does not need renovation for now.

It was (very likely) renovated according to the 2000 standard.
You are not obliged to renovate or to install the "best"/highest quality. You can live very well with an energy level of B or C. Nobody needs A+. Those who absolutely want it and have the money can do it. 90% of residential houses are worse or equal to B.

(To my knowledge, the Energy Saving Ordinance standard from 2000 should be around C, but maybe someone else knows better than I do.)

Having the roof redone is expensive. With €9000 you don’t get far. I would consider the heating to be dumb. However, split air conditioners are eligible for funding. Major stumbling block: electrical system COMPLETELY new, but still the old bathroom? How is that supposed to work, please? By the way, this also means old water/sewage. I estimate bathroom plus water/sewage at €30-40k. In case of doubt, a lot has to be torn out. You don’t usually do that after living there for five years. Is there insulation in the attic? If yes, how? Air-permeable measures, executed like in the past with the motto: I stuff something in between and then it’s fine? I estimate the facade as uninsulated. Plastic windows are suitable from around 1993, provided they are tight and maintained.