House found - How to finance?

Good to know, then I'll dig into that...!!!

Hello.

I forgot to write it.
When we agreed orally on the price of the semi-detached house about 2 months ago, we also agreed that I would waive the energy certificate since it was "apparently not available" and that this would be recorded in writing at the notary.
The seller of the semi-detached house is a buddy, so I thought okay, that’s fine, we’ll do it that way.

But now it is like this, the first heating system from the year the house was built.
Since May 1, 2015, it has been regulated by the Energy Saving Ordinance, as I have just read, that a heating boiler, whether oil or gas, from BEFORE 1978 must be replaced by 2015 at the latest.
If this is not done, then in a random check one could be fined up to 15,000 euros.
Is that correct or am I confusing something?

If everything is written correctly, how should I proceed?

The price then of course has to be reduced, a new modern boiler surely costs around 10,000 euros including installation, right?

Best regards

The question is whether your "buddy" wants to take your (new) price expectation into account. He offered you the property two months ago for an amount x. And apparently as is, including the old heating system. Now you have had to find out that the heating system needs to be replaced and you want to push the purchase price down because there seems to be no way around renewing the heating system.

The energy certificate you mentioned initially has nothing to do with this. However, I am surprised by the "waiver," because usually, a waiver of handing it over (at the latest) upon conclusion of the purchase contract has not been possible since 01.01.2014. A deviation from this represents an administrative offense by the seller according to § 27 Energy Saving Ordinance. That is somehow logical, otherwise sellers would regularly persuade interested parties to waive it. ;)

If you buy the house NOW WITHOUT replacing the heating system, any obligation to exchange the heating system will immediately transfer to you.

Now my personal opinion: Do not postpone the heating system replacement, but carry it out immediately and even before moving in. Your money will probably not be worth anything in a few years either, and currently the replacement is also easy to finance due to the low interest rates. ;)

Thank you for your detailed answer.

So I was right that I am obliged, if the seller does not do it beforehand, to renew the heating system or boiler according to the current regulation of the Energy Saving Ordinance (as of 01.05.2015)!

I think the purchase price still needs to be lowered a bit, especially because of a new boiler!

Do you have any idea how much an oil heating system (boiler) would cost at the current efficient standard for a semi-detached house with just under 130sqm of living space?

What do you actually think about the price of the semi-detached house?
We agreed verbally on 245,000 euros without discussing the heating.
Built in 1972 and located in a desirable little town.
The roof was renewed and insulated with new roof tiles in 2007, as well as an exterior renovation (painting) two years ago!
The bathroom was also completely redone two years ago.
So is the price okay or how do you/you all see it?

Best regards

The prices for replacing the heating system should certainly be evaluated based on the condition of the existing heating system. A specialist will probably need to take a look first. Here is my recommendation to involve a Bausachverständigen, who should examine the entire house for any defects, etc. This person will also be able to provide an assessment of the asking purchase price. This depends on the condition of the property on the one hand, and on the location of the plot on the other. A remote assessment is out of the question due to lack of details.

One more tip: never trust a house seller (whether brother, uncle, grandpa, neighbor, or just a buddy), but rather make the negotiations objective with expertise. If you don’t have it yourself, then get it. ;)

Hello.

I just spoke with my seller!

Regarding the heating, it is a low-temperature boiler with a switch between summer and winter time, and this apparently falls under a different regulation!

Who could I contact to get a definite answer? Possibly a chimney sweep?
Do you know anything about how this works?

Regards