Assessment of (partially) renovated house from 1961

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

Take us with you (i.e. take photos)!

I have the same heating system, and 1000 liters per year are realistic. I need 600 liters per year with a wood stove. The heating system runs smoothly and is low-maintenance, and the emission values are easily met. Presumably, the manufacturer Schrag is bankrupt, but there are successors for spare parts. The craftsman is rather the problem. Replacing this heating system with split air conditioners is not quite easy and is a limitation both visually and in terms of comfort.

So, here is a first interim report.

[*]24 cm exterior walls, material unknown, uninsulated. The facade was repainted around 2010. From the outside it looked good, a few cracks in the plaster on the front side at the basement. The balcony was minimally chipped from below.
[*]Roof insulation between rafters with 16 cm mineral wool. New triple-glazed roof windows
[*]Roof covering still from 1961
[*]The roof was already converted and inhabited at move-in; no building permit could be presented to me. Regarding the dormer: since the neighbors were allowed the dormer (everyone was asked), it would probably be possible in the future to build a dormer without a building permit (is that correct?)
[*]Windows (Hapa) all (including basement) at least double-glazed, plastic from 2007. Bathroom and roof triple-glazed from 2017
[*]No basement ceiling insulation
[*]Water/sewage pipes new except for the garden line
[*]Electrical work was done by an electrician in the family. In the fuse box I saw a mix of rotary fuses and RCD switches. Wallbox present. Network also installed
[*]Ceilings were suspended, they apparently found reed (?) and other stuff
[*]The floor plan on the ground floor was changed; a beam was installed for this. Structural analysis by architect.
[*]No moisture was visible, the basement smelled different than the house, but I did not find anything indicating moisture
[*]Bathroom from the late 90s
[*]Warm air heating from the company Schrag, burner probably from early 2010s, with central temperature control. So far no problems. On the outlet grilles in the bedroom, the wall was a bit soot-stained. 2000 L oil tank in the basement.
[*]New interior doors, parquet everywhere (except basement and bathroom)
[*]New screed from 2017 (not floating), floor height was adjusted everywhere at that time, impact sound insulation improved
[*]On inquiry, no further problems with substance or moisture known.
[*]The terrace was shortened and "redone" (I don’t know exactly what that means, but it was probably insulated in some way as well?)
[*]Energy class D, according to energy consultant no short- or medium-term measures necessary.

That’s about it. I was not allowed to take pictures for privacy reasons, which is OK with me. The owners want to send us pictures and I can request new pictures at any time. The house made a very good impression on me (for the price), although I am of course not an expert.

The only thing that worries me a bit is the incidental costs. Electricity 150 EUR per month (including water), with 1000 L oil per year that is (at least) 75 EUR heating per month. Including all other cost points (property tax, water, garbage, chimney sweep, heating maintenance, building insurance) I come to 395 EUR. With internet and broadcasting fee as well as 1.5 EUR/sqm reserve (165 EUR per month, probably too low) we would be at 588 EUR. That seems a bit much for 108 sqm, doesn’t it?

We have now agreed to the price, let’s see what happens. If we get the contract I will try to visit the house again with a heating engineer or architect.

I know that pictures speak louder than words, but if any important information is still missing, feel free to get in touch, then I will ask.

Roof covering still from 1961

So it could be up for replacement in the not too distant future.

Since the neighbors were allowed to build the dormer (everyone was asked), one would probably be allowed to build a dormer in the future without a building permit (is that correct?)

That is just as true as you running a red light if the three cars in front of you also did.

Windows (Hapa) all (including basement) at least double-glazed, plastic from 2007

They will last quite a while longer.

No basement ceiling insulation

You can easily do that yourself for little money.

Bathroom from the late 90s

Is that good or bad now?

Screed renewed in 2017 (not floating), floor height was adjusted everywhere back then, impact sound insulation improved

I wonder how a non-floating – that is, firmly connected to the concrete ceiling – screed can have adapted impact sound insulation. If there is insulation underneath, then the screed is floating.

The terrace was shortened and “redone” (I don’t know exactly what that means)

Neither do I.

The only thing that worries me a bit are the additional costs. Electricity 150 EUR per month (including water),

That is surely down to the owners and means nothing. You can estimate what you currently use in electricity. Add the instantaneous water heaters and you know what’s ahead of you.

With 1000L of oil per year that is (at least) 75 EUR heating per month.

Very cheap for such an old and uninsulated house.

With all other cost items (property tax, water, garbage, chimney sweep, heating maintenance, building insurance) I come to 395 EUR

So? That’s totally manageable. How do you want to save on that? Many items are completely independent of the house. If you use a lot of electricity (at 150€ per month, that is worst case almost 7,000 kWh –> you should ask yourself where that goes –> with a wallbox maybe into the e-car?) and water, you pay a lot. But that is the case with every apartment and every house. If you have no e-car and use about the usual 3,500 kWh, the additional costs reduce directly to 320€ per month.

I know that pictures speak more than words,

Yes, those are completely missing to get an impression.

So it could be due in the not too distant future.

Correct.

That is just as true as you being allowed to run a red light if the three in front of you did the same.

I don’t understand that statement either, I will have to follow up on it.

They will last some time longer.

That’s what I thought too.

You can do it yourself “quickly and cheaply.”

It’s also mandatory for me according to the Building Energy Act, in case of a purchase.

Is that good or bad now?

Not bad, since asbestos was/is sometimes found in tile adhesives.

I’m wondering how a non-floating – that is, firmly connected to the concrete ceiling – screed can have adapted impact sound insulation. If there is one underneath, then the screed is floating.

That was the statement. I will follow up again.

Neither do I.

I will follow up.

And? That’s completely manageable. How do you want to save there? Many items are totally independent of the house. If you consume a lot of electricity (at €150 per month, that is in the worst case almost 7,000 kWh ==> you really have to question where that goes ==> maybe also into an electric car with a wallbox?) and water, you pay a lot. But that’s the case in every apartment and every house. If you don’t have an electric car and maybe consume the usual 3,500 kWh, the ancillary costs decrease directly to €320 per month.

Wallbox is excluded. For that, the costs are then still high. I have to critically question that again. What is the recommendation for the maintenance reserve fund? That would come on top of that.

Yes, they are completely missing to get a picture.

To follow!