Buying a house in need of renovation - What is the best approach?

  • Erstellt am 2025-09-02 20:46:16

nordanney

2025-09-03 10:58:06
  • #1
P.S. I wouldn't worry too much about asbestos since the house is not economically feasible to renovate at the purchase price anyway. And in the case of a complete demolition, the demolition company will take care of it (additional costs will be limited). However, the purchase price is still significantly too high for that.
 

Joedreck

2025-09-05 18:11:47
  • #2
Actually, I am not usually at 500k renovation costs. But in this case, yes, because it is supposed to be a new building afterwards. That is not reasonably affordable, and you can just buy new directly. An old building is an old building. You can bring it from energy class "H" to "C", but not higher within a reasonable framework. If that is your situation, then do it. However, with your demands, I don't see the project working. And you don't need to ask about asbestos either.

Note: if the area is inhabited by many elderly people, you can also actively look for a house...
 

nordanney

2025-09-05 18:43:02
  • #3
LOL - actively helping the old folks stumble down the stairs.
 

Fubu1337

2025-09-06 15:13:55
  • #4
Hello everyone,

we viewed the house today and it made a very good overall impression on us – just as it was described in the exposé. For us, only the district Gartenstadt is an option. We are aware that neighboring districts are sometimes cheaper in terms of price.

I would like to address a few points below, as I may have expressed myself somewhat amateurishly in my last post:


Can I possibly read more about this somewhere in detail?


We are doing that very actively. With more or less success.


The attic is included in the living area calculation. According to the realtor, the conversion is legal. Here again is the exact distribution of the living area:

Ground floor: approx. 90.50 m² living space.


Upper floor: approx. 82.73 m² living space


Attic floor: approx. 30.50 m² living space.


There was no smell in the basement, so I assume it must be (largely) dry. Overall good ceiling heights, so it can be used properly.

Attached are a few more pictures of the roof for better assessment.

Now to our ideas:

1. On the ground floor, the kitchen, living room, and children’s room should be opened up to create a large open living area. -> Can the costs for the structural engineer, beams, and everything else needed for the conversion be estimated? If not, what would make an estimate possible?
2. On the ground floor, the corridor and entrance area should become a guest bathroom. -> Does anything need to be done regarding the statics here? If yes, what and with what costs should I reckon?
3. On the upper floor, the utility room, bathroom, toilet, and hallway should become one large bathroom. -> Does anything need to be done regarding the statics here as well? If yes, what and with what costs should I reckon?
4. Heating: What are the exact requirements here? It is clear to us that the oil heating must be replaced. Is there a 2-year deadline from purchase? We would like to plan with a heat pump for heating and hot water. Can the existing solar collectors be used? What costs should be considered?
5. I am still dreaming of underfloor heating, at least on the ground floor. That would mean removing the screed, laying underfloor heating, and putting in screed again. -> Realistic or too expensive? The alternative is new radiators. We can also live with new radiators on the upper and attic floors.
6. Roof: How do you assess the roof? The realtor had no information about the age of the roof. Keep it and insulate from the inside? Or renew with additional roof and insulation between rafters? Overall, the existing insulation appeared, from my point of view, not very professional. There was no barrier or anything, but the tiles were visible immediately. -> Can anyone assess whether the insulation panels contain asbestos?
7. Facade: Insulate or leave as is, also regarding the existing balcony (see below)? Also, the roof and dormers would need to be "extended," right? Is this easy and inexpensive to do?
8. Windows/entrance door: They also need to be new: double or triple glazed? Depends on facade insulation? Entrance door must be new.
9. Electrical: Completely new -> I would probably do this myself (used to be an electrician)
10. Water pipes + sewage: Everything must be new: What does something like this cost?
11. Balcony and conservatory: We do not find either attractive. Both should be removed if possible. Would a thermal bridge form where the balcony was, and would we have to insulate the facade anyway? Instead of the conservatory, we would like a kind of roof, in the form of an "aluminum carport." Could something like this even be well attached to an insulated facade? Or is the insulation too "soft" for this?
12. Garden could be a bit bigger, but it is as it is. Overall, that would still be okay for us.
13. Exterior work such as garden beautification and front garden (possibly with one or two parking spaces) I would like to put off for later.

We will now request the additional house documents and then see what the bank says about our plan.

Thanks!!!

Best regards
Fubu
 

ypg

2025-09-06 15:38:48
  • #5

Costs are always relative.

Statics points 2 and 3: probably no relevance.

Presumably less compared to other items, so these costs are negligible, even if a beam has its price.


If you have already looked _very actively_, you should (in my opinion) have absorbed some of the requirements, options, possibilities, and also costs, so that you know what you are talking about when it comes to converting an existing house into a new build, also energetically. I have read from several here who knew exactly what requirements there are and which company in their region does it for how much.

However, the other questions also belong in professional hands, so I can only recommend a second inspection with a specialist who knows about renovations. He can then roughly give you a price. Without having seen something, nothing can be said.

Certainly only a laboratory based on a sample. But the renovation specialist can also make an assessment.
 

nordanney

2025-09-06 17:11:01
  • #6

No. After KfW funding, it was about 600€/sqm for a real core renovation without a new roof, but including the terrace and new entrance area outside.
But it took a few hours of work :cool:
 

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