House renovation built in 1974 / Your opinions and ideas

Hello everyone,
first of all, compliments to the great forum. So far, I have been able to look at many interesting views and insights and read a lot of knowledge. Now I also wanted to dare to go public with my project.

We want to buy and renovate a house built in 1974 with 239 m2 + full basement. Our total budget including additional purchase costs and renovation is 350,000 euros. The size is ideal for our purposes (since I need to accommodate office space) and not easy to find in our region. The problem: I fear massive renovation costs.

We have an architect at our side and also feel well taken care of. Nevertheless, I think it is advisable to seek further opinions. According to his statement, the following must be done:

Wall + roof insulation
New windows
Gable cladding
New heating
Bathrooms
Painter + flooring
Additional costs including planning, etc.

To provide a bit more information, here is the calculation from the architect and the floor plans.









That makes a total of 180,000 euros just for the renovation + 190,000 euros purchase price. So I am at a relaxed 370,000 euros without frills, new interior doors, solar system, unforeseen expenses, etc.

Question: Is the house therefore beyond our means or has the architect simply calculated a bit too high, or does it perhaps make sense not to go for the full energy upgrade program? Of course, I am also aware that one always has to look at the property on site to be able to give a real recommendation. But maybe some of you can already say something based on experience with the year of construction or whether the set m2 prices for insulation, etc., are about right.

I could contribute own labor on painting and flooring. I don’t think much more (maybe here and there some helper tasks; but then it probably stops there).

I would be very happy about as many opinions, ideas, and suggestions as possible. Are there cost-effective alternatives to regular insulation, maybe a new burner is enough for the heating, etc.

Hello,

We want to buy and renovate a house built in 1974 with 239 m2 + full basement. Our total budget including ancillary purchase costs and renovation is 350,000 euros. The size is ideal for our purposes (since I need office space) and not easy to find in our region. The problem: I fear massive renovation costs.

The attached floor plans suggest a former medical practice; many small rooms.

We have an architect on our side and also feel well taken care of.

From my point of view, the wrong partner to assess an existing property and determine its weaknesses or renovation needs. There are experts who deal exclusively with this type of property; who constantly update their knowledge and stay informed. It costs round about 1000 euros to commission such an expert. You walk through the property with him and afterwards receive a so-called appraisal report, which lists the condition and the expected renovation costs (with amounts); both urgent ones and those which can wait a bit. Renovation is not just renovation.

But maybe some can already say something from experience with the year of construction or whether the assumed m2 prices for insulation etc. are about right.

Even if that were the case, it would be the obligatory comparison of apples and oranges, since every property is different and has its time-related characteristics.

The costs assumed seem quite high to me at first glance, but it is also a decent "box" you want to renovate. I also would not see the sense in cladding the gable sides if an ETICS with synthetic resin plaster is to be applied anyway?

But – it is groping in the fog! Find an expert with a focus on existing properties and walk through the property with him; that would be my initial recommendation. I also have doubts when I read that the architect considers the energy consulting as part of his commission – that sounds heavily like a "one-stop shop". And a "one-stop shop" always means offering many things but nothing consistently done right.

There is a good website where you can find an expert. Use good old Google and search for Federal Association + independent experts; there you can select regionally and first make one or more phone calls to see if the "chemistry" and "price/performance" fit. Then spend a little money on a MEP planner – the expert of your choice will surely provide a good contact; that way you can be sure to choose the right heat generator and its dimensioning for the existing property; maybe it also makes sense to keep the oil heating. You will still need your architect – after all, the individual trades have to be tendered; but at least you will then know exactly what needs to be done first and what can be done later. In my opinion, very good for an upcoming financing.

Rhenish regards

Hello construction expert, thank you for your reply. The house was used as a law firm and a private residence; we will implement it in a similar way. So spatially, everything can remain as it is. The expert is a good idea, but everything you described as your working method was also done by our architect?! We had an on-site inspection with him, and he looked at everything and made notes. Afterwards, there was a valuation report and a recommendation for optimal renovation measures. What can also be omitted initially and which concessions are possible, we want to discuss now during the second site inspection; for that, I hope for suggestions via the forum. So alternative insulation types, ideas on how to save money, etc. The gables are already clad and should be reclad after the insulation as weather protection. But an interesting question from you! After all, the cladding is supposed to cost a hefty 12,000 euros; maybe this can be saved too! I will definitely raise this issue. By the way, I may have incorrectly conveyed that the architect only "also" considers energy consulting as part of his assignment. Energy consulting has been his most important part of the advice, and he is also certified by the KfW. Nevertheless, I will get in touch with an expert here locally and check the costs. An amount of 1000 - 2000 euros can be well invested in a total volume of 350,000 euros, and if I am not mistaken, an architect’s fee is calculated based on the construction or renovation sum, right?! Nevertheless, I hope for further ideas, suggestions, experiences!

Hello,

An amount of 1000 - 2000 euros can be well invested with a total volume of 350,000 euros

I agree!

and if I’m not mistaken, the fee of an architect is calculated based on the construction or renovation sum, right?!

Correct.

Rhenish greetings

Hello, Freelancer!

There is not much more to say than what Bauexperte wrote. Without an on-site inspection, any statement about costs and possibilities is more or less worthless. Although I have renovated/refurbished a property myself, mostly built in '78, it deviates so much from your values in many places that it is pointless to try to compare.

What struck me immediately, however, is the issue with the office rooms in the house. I originally intended that as well (I am self-employed), but on the advice of my lawyer/tax advisor, I did not realize it because there may be tax issues regarding the deductibility of construction/renovation costs, or certain things (e.g., rental payments from the company to private) need to be considered.

If the decision for this path or this property has already been made, I can only recommend discussing these questions with a tax advisor. But just like the renovation, you cannot discuss this in general terms in the forum because many things depend on your personal situation.

Best regards
Dirk Grafe

Hello Dirk, yes, that's true. It's good that you brought it up again. Private and commercial under one roof does have some unexpected pitfalls; especially if you want to sell the house later on, etc. But we also coordinated this with the tax advisor.

Regarding the renovation, it's of course a pity that so little input is coming in. I simply imagined that one could get some ideas to discuss with the architect – feasibility, etc. But still, many thanks for the answers!