Old building without central heating

Hello,

my wife and I are planning to buy a house from around 1950. The plot price in the region is 70 euros per square meter. The house itself has 120 sqm of living space on 2 levels. The house stands on a 1600 sqm plot and would be available for 120,000 euros. Everything with the bank is arranged, the financing is secured. The renovation would be paid from our savings and we have 35,000 euros available.

We already have the bathroom, kitchen, and other furniture and they do not need to be considered in the total.

The biggest problem with the house is the lack of a central heating system. We have thought a lot about it and have come to the conclusion that we do not want an oil or gas heating system. My wife is afraid of gas and oil is out of the question for us for environmental reasons. Since we have a relative who is a farmer with a large forest property who would provide us with firewood practically for free (I would only have to help him with the woodwork in the forest), we would like to install a water-bearing tiled stove and retrofit underfloor heating in 2 bedrooms + bathroom.

The windows would probably have to be replaced in the first renovation step. There are a total of 10 windows and 2 terrace doors.

For the first period, we thought about living only on the lower level and gradually developing the second floor. We were advised against external wall insulation because there is apparently a risk of mold if we put insulation boards on the wall. (But we are both absolute beginners in this field.)

The question now is how realistic it is to realize with 35,000 euros:
- 1x water-bearing tiled stove + buffer storage
- approx. 40 sqm underfloor heating
- replacement of the windows
- renewal of the floors

Thank you very much Stephan

Before I would buy the house, I would go visit it with an expert. Problem areas: basement, roof and roof frame, plumbing, electrical, heating, windows, and contaminants. As I read it, you are buying at land price and the house is completely dilapidated/ready for demolition. To make it short, 35,000K is never, ever enough.

The house is situated on a 1600sqm plot and could be purchased for €120,000. Everything with the bank is settled so far, the financing is secured. The renovation would be paid from our reserves and we have €35,000 available.

Am I right in assuming that the bank is also the seller/broker in this offer?

The financing mix also makes me wonder the nasty question: "What does your tax advisor do for a living?" ;-)

My wife is afraid of gas

But is gas afraid of your wife? ... Google "Anschlusszwang" (regulated differently by municipalities).

We were advised against external wall insulation because apparently there is a risk of mold if we put insulation boards on the wall. (But both of us are absolute laymen in the field)

Hehe, from a building physics point of view, so are the insulation board adhesives.

The standard of a building rarely fails in just one area. "Without central heating" — I don’t even want to imagine the electrical wiring and the pipes. In 1950, building was still rather spartan, 24cm exterior walls, non-load-bearing interior walls as plaster walls and similar details wouldn’t surprise me. Fireplaces that have seen coal stoves. Are there already roller shutter boxes? — what might the roof still be worth...

Put a 1 in front of the number and you probably still have too little. As 11ant already says, if the house doesn’t even have central heating, then what is the condition of the other trades?

We have already viewed the house. The problem is just that I am a layperson. There was an expert present, but he didn’t really check thoroughly for me.

Conclusion: The roof should be in good condition overall. It is simply not insulated at all; you can see the tiles from the attic. The expert said it would need to be done sometime, but it should certainly hold for the next few years, as the beams have no damage and the roof is tight. The electrical system is still on neutral earthing and has no RCD. Supposedly, it could be left as is. The basement and the rest of the house are dry. No mold, etc.

According to information, the following would need to be done: heating, floors, and windows.

According to the information, the following would need to be done: heating, floors, and windows

That may be true that for the TÜV "only" the sills would need to be welded, and you can leave the fogged rear window in if you don't care how it looks, but the rust spot around the trunk lock will be more expensive to remove than you think, and in winter you definitely miss the parking heater, and the seat bolsters, well no...

To the layman's eye, the house may "only" be missing the catalytic converter, and if the sunroof is stuck, well then it just stays closed. I'll say: you go to the video rental store, watching "gifted is still too expensive" ;-)

Where there is no rush among bidders despite an apparent bargain, there are reasons. Have you discreetly asked around how many otherwise fearless Poles have already inspected the house and turned it down?