Assessment of (partially) renovated house from 1961

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

No, but you have to question the sources here.

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

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

An architect whom you bring along could say that.

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

(The energy saving ordinance standard from 2000 should be at C to my knowledge, but maybe someone else knows better than I do)

Thank you. It’s not about having an A-house for me either. There are people currently living inside. And the price allows me to have a mortgage rate where I would have an additional 10k in free cash flow annually (without factoring in future salary increases). With that, I could renew the heating system and facade in a few years. The compromise would be to live in a house that is not energetically up-to-date. I just want to know beforehand which weaknesses or construction issues currently exist or will arise in the future. “Important” topics like bathroom, water/sewage we would take care of when moving in.

Getting the roof redone is expensive. You won’t get far with 9000€.
I would consider the heating system a problem. Split air-conditioners are, however, eligible for subsidies.
Big stumbling block: completely new electrical system, but still the old bathroom? How is that supposed to work?
That also means old water/sewage. I estimate bathroom plus water/sewage at 30-40k. In a worst-case scenario, a lot would have to be gutted. People usually don’t do that after living in it for 5 years.
Is there insulation in the attic? If yes, what kind? Air-permeable measures, executed like in the old days with the motto: I just stuff something in and then it’s fine?
I assume the facade is uninsulated. Plastic windows are good from around 1993 onwards, provided they are tight and maintained.

I was only concerned about the roofing. I have also read about air-to-air heat pumps; unfortunately, I don’t know whether that is possible in the house with the required heating output. The expert will have to tell me that.

The point about old bathroom and new electrical system is very good, I will definitely address that... New bathroom plus water/sewage would definitely be something we would do upon moving in, and funds are available for that.

The facade, as I said, was touched up and newly plastered a few years ago. It would have been pretty short-sighted not to install insulation at that time.

Having the roof redone is expensive. With €9000 you won’t get very far.
I would consider the heating to be silly. However, split air conditioning systems are eligible for funding.
Big stumbling block: complete new electrical system, but still the old bathroom? How is that supposed to work?
By the way, that also means old water/sewage. I estimate bathroom plus water/sewage at €30-40k. In case of doubt, a lot has to be demolished. You usually don’t do that after living there for 5 years.
Was insulation done there? If yes, how? Air-permeable measures, carried out like in the past with the motto: I just stuff something in and then it fits?
I assume the facade is not insulated. Plastic windows are usable from roughly 1993, provided they are tight and maintained.

I was only concerned about the roofing. I've also read about air-to-air heat pumps, but unfortunately, I don’t know if that’s possible in the house with the required heating capacity. An expert will have to tell me that.

The point about the old bathroom and new electrical system is very good; I will definitely address that... A new bathroom plus water/sewage would definitely be something we would do when moving in, and we have the funds for that.

As I said, the facade was worked on a few years ago and also newly plastered. It would have been rather shortsighted not to install insulation then.

Thank you. I am also not aiming to have an A-rated house. People are currently living there anyway. And the price allows me to have a payment plan where I would have an additional 10k in free cash flow annually (without considering future salary increases). With that, I could then renew the heating system and facade in a few years. The compromise would be to live in a house that is not energetically up-to-date. I just want to know beforehand which weaknesses or construction issues currently exist or will arise in the future. "Important" topics like bathroom, water/sewage we would handle upon moving in. I was only concerned about the roof covering. I have also read about air-to-air heat pumps, but unfortunately, I don't know if that is possible in this house with the required heating capacity. An expert has to tell me that. The point about the old bathroom and new electrics is very good, I will definitely bring that up... A new bathroom + water/sewage would also definitely be something we would do when moving in, and funds are available for that. The facade was, as mentioned, addressed and newly plastered a few years ago. It would have been pretty shortsighted not to install insulation then.

That’s true about the facade, but please don’t just assume anything. Ask questions and, if in doubt, have it checked. Covering the roof without improving the insulation (if necessary) often doesn’t make much sense. The house loses most of its heat energy through the roof. Air-to-air is basically a split air conditioning system. You can calculate and design it. But you have to want it, since there is airflow and no warm surfaces as you are used to. If the electrics were really done, then okay. If not, definitely do it, and then you can also consider wall or ceiling heating.

I think if you can see the basement and the roof as well as the fuse box, you can already tell a lot, especially if you have someone with a bit of knowledge with you.

The whole "you have to do a complete renovation" is mainly due to the nice lobbies. For our house, a complete insulation is supposed to cost about 80-100k. The insulation itself might be cheaper, but the necessary preparatory work makes the whole thing simply completely uneconomical.

Our house is also from the 60s. It will never be a new building, but it is still nice to live in.

I might also try to find out why it is being vacated and also pay attention to your gut feeling whether the seller is serious and honest with their answers or just wants to sell.

A new roof covering cost us about 20k around 6 years ago. Single-family house without renewing the substructure. Just as a reference value. Theoretically, you’re supposed to put photovoltaic panels on it immediately, but there are also ways not to do that if money is tight.

The facade was, as mentioned, touched up a few years ago and also newly plastered. It would have been quite shortsighted not to install insulation then.

However, I see no initial suspicion of insulation being installed.

I do not see any initial suspicion of the installation of insulation.

The inspection will take place on Friday, I will report.