Purchase existing house, end terrace house built in 1978 - questions/decision aid

  • Erstellt am 2024-03-24 18:50:49

Haus123

2024-03-31 09:34:53
  • #1
The house does not look bad at first glance, although the glossy pictures probably depict a rather unrealistic image of reality.

Regarding the electrical system:
Without knowing for sure (you would have to check): the electrical system is possibly still in its original condition, which means: no residual current devices (RCDs) (these are now mandatory), neither in the bathroom nor anywhere else. In theory, they can be retrofitted, but in practice, with such an old house, you will often not succeed because the fuse will immediately trip due to a slight leakage of current somewhere (electricians may forgive my possibly inaccurate terminology). In practice, this means you have to search for faults (i.e., tear open the wall), and in the worst case, replace the entire electrical system in the house. Alternative: you rely on the existing protection. However, then you cannot make any structural changes to rooms (especially the kitchen, if you want to make structural changes there such as relocating electrical appliances, new wiring and connections are mandatory). I'm not even sure if you are allowed to add sockets at all without losing the existing protection...
 

Almoedi

2024-03-31 10:55:44
  • #2
FI circuit breakers are - as far as I understand - installed (hence the picture), but I cannot assess that. In any case, we have now had it reserved.
 

11ant

2024-03-31 23:35:13
  • #3

Both bathrooms are probably no longer in their original condition, but differ in age/freshness/newness; the upper one is probably far too new to already have enough "drop height" for another refresh. I would redesign the main bathroom if it is also going to be your main bathroom (in the sense of the start and end of the day) – and do it now, so you can include it in the list of measures and budget rather than patching it up in seven or ten years.
If I understood correctly from a quick look at the pictures, the front door is still an aluminum front door from the original construction period, meaning it has a profile running through from outside to inside without thermal break; that would be pretty high on my hit list.

The floor in the kitchen-living area would personally be in the upper "still bearable" range for me, but for my partner already at the borderline of "divorce-relevant." Or we would have to hang a rotary phone on the wall there and adapt ourselves, i.e. walk around like Kim Wilde and David Bowie *LOL* – for the floor, the Hollywood swing in contrast is too new a model.

But again: the price is fair for the location and takes into account the costs of a redesign; you have indeed found a very worthwhile property.
 

BobRoss

2024-04-01 01:10:40
  • #4


Unfortunately, the picture of the distribution box is not particularly high resolution, but I think I can identify an FI at the top right - probably for the bathroom. Whether the stove is connected three-phase I cannot tell from the small photo, but it's possible. That could potentially be an issue with a new kitchen - worst case a 5-core NYM cable would have to be routed to the kitchen - not a reason not to buy the house.

Much more important to me would be: take a closer look at the basement waterproofing, it’s certainly been there for a few years and will cost money if it needs to be redone. So outside: what does the facade look like in the earth-contact area and what goes down from there on the outside - what type of wall waterproofing and what is the condition? Possibly a moisture measurement of the basement interior walls and the basement floor. I would take a closer look at the roof structure (airtightness layer with vapor barrier? what insulation, underlay intact?), and each window individually - which were replaced why, which haven’t been so far?

What old houses regularly lack: radon barrier in the basement. But that’s more an important issue if living spaces are to be created in the basement, and you consider the issue important for yourself.

Since the airport is practically right next door - go there on different days. When the wind changes, airports start and land in the opposite direction - then there are different flight routes. These can be looked up online, including noise pollution. If it doesn’t bother you, fine. That is certainly one of the reasons for the comparatively attractive purchase price so close to Munich.
 

Almoedi

2024-04-01 10:23:58
  • #5


One of the bathrooms was done in 2000, the other 4.5 years ago. The main bathroom will probably be the one on the 2nd floor since we would move into the gallery. We actually had not considered the front door. I’ll add that to the list (yes, it is old). Thanks!



I see it exactly the same way – that would indeed be one of the first actions – the floor in the living area, however, is very beautiful and still new, we hope we can still buy matching pieces. We would also replace the kitchen with something nicer – but currently we are still a few steps away from that in the action chain :-).



It is actually not that cheap at all, comparable offers in the location are sometimes up to €500/m² cheaper (considering the total price).



I unfortunately messed up the photo. I have to redo it in the next few days, but then also with the electrician.



Basement waterproofing, good point. Basically, the basement seems "good", i.e. no basement smell etc.



Not planned, a small gym, storage room, laundry room.



We have “listened” there on 4 days now – it was per se always within tolerable limits (at different weather conditions). But we are also relatively insensitive there as we live on a fairly busy road (I can well imagine that the residual noise would be a dealbreaker for some). It was actually very striking how strongly one or two kilometers of distance changes the noise level.

The purchase price is actually not that low at all. There is cheaper in a similar distance – the town itself is indeed a small disadvantage, just a typical somewhat industrial-tinged suburb like one often encounters.
[/QUOTE]
 

Almoedi

2024-04-07 18:37:17
  • #6
that will probably not work out after all - as we cannot agree on the price.

Today we looked again at a - very nice - although somewhat smaller property in the immediate vicinity, which is about 15 years younger in terms of construction year, but is a prefabricated house.

What should one pay attention to with prefabricated houses from that period (i.e. built around 1993)?

One should be out of the big toxic era by then. Bathrooms have been renovated, photovoltaic panels are on the roof, the gas heating was replaced in 2018.
The windows are probably still the originals.

The plot of land would be significantly larger than the first property (also higher in price), living space somewhat smaller, location a bit worse - but all still within a completely acceptable range.
 

Similar topics
06.12.2009Closed or open kitchen?11
24.09.2013Floor plan, ideas for spatial separation within the kitchen23
18.05.2016Help needed with window arrangement!32
27.08.2014Planning living space & kitchen of a semi-detached house in Nuremberg13
03.10.2016Reed contact alarm system window. How did you solve that?12
03.12.2019Additional costs due to incorrectly planned ventilation system + floor-to-ceiling windows?50
21.11.2018Switch for roller shutters on the window or on the door?38
25.07.2017Additional costs for anthracite for windows, front door, and garage door?21
08.07.2019Bungalow 135 sqm: Floor plan + windows104
05.11.2019Location kitchen and living room55
20.02.2020What does the electrician do during the shell construction phase?19
23.03.2020Building law: Electrician refuses to continue78
28.04.2020REH - Floor plan planning - Kitchen too small30
05.08.2020Electrical installation - Retrofit switches/buttons wirelessly26
21.08.2020First floor plan of our kitchen. What would you change?12
12.02.2021Retrofitting FI switches, older electronics18
07.02.2022New construction security options for windows and front doors37
28.03.2022Replace switch with light - wiring13
09.07.2023Electrician Cost Estimate - New Installation22
12.02.2024Are non-floor-to-ceiling windows in the living room outdated? What curtains?17

Oben