Questions before buying and viewing a house

Should I hire an expert directly at the first viewing appointment or only after I have seen the house from the inside? Because if it is not my case for you, then I have hired the expert for nothing.

What does such an expert usually cost?

The energy efficiency class F seems a bit high to me, although the living room above the terrace is somewhat poorly insulated.

Can part of the consumption be covered by replacing the gas boiler? Or does the exterior wall really have to be insulated despite the thicker masonry?

I assume that the living room was approved as an extension, but its use of the roof as a terrace was not; and that this terrace causes the floor area ratio to be exceeded. The attic conversion also counts as floor area, but here I assume ceiling heights and stair dimensions that exclude permitted residential use.

Property tax is not really my area, wastewater fees I know are influenced by the living area. The waterworks will not care that there probably was no living area.

Water pipes are typically replaced because of leaks. If walls have to be broken open due to drainage pipes, supply pipes go along with it. Otherwise, such riser renovations are usually done during general bathroom renovations.

Electric cables may have been replaced when grandma went into a nursing home and the son-in-law was entered into the land register and then also extended the living room. Otherwise, because of fuse trips happening multiple times. You hardly do it just for fun to maintain value.

What does an expert usually cost?

Peanuts compared to a mispurchase. I would definitely stipulate in a possible purchase contract that the previous owner has to bear back payments/penalties for missed permits falling into his period.

where the living room through the terrace above is somewhat poorly insulated.

Blah blah. Who believes that: the purple moody bear? The ceiling with substructure for the terrace obviously insulates more than without, and less than if there were living space above.

Can part of the consumption be covered by exchanging the gas boiler?

The controls contain more innovation than the boilers themselves. Especially if the pipe system is outdated by concept, you can do little magic at the burner.

Or does the exterior wall really have to be insulated despite thicker masonry.

What thicker masonry do you mean? – 25 cm (38 in the basement, but that doesn’t help here) was already outdated by the end of the Adenauer era. Facade insulation on semi-detached househalves is, to say the least, not trivial.

I consider a likely motive for selling to be that the owner at seventy no longer gets such a big loan as an energy renovation would require.

I would go there and do an initial viewing from the inside. Ask for a complete exposé and inquire about the points mentioned here. If it is appealing, you can still take the appraiser along on a further viewing. Maybe you won't like it at all.

The expert should join after the first inspection appointment, when you have gained a clearly positive impression of the property for yourself and would basically be ready to buy. The expert then also checks all the documents related to the property that are available at the inspection appointment, at least the current and complete land register excerpt, the building file (building permits), and the meaningful and verifiable [Energieausweis] or the consumption bills of the last 3-5 years. An expert appointment lasts 2-3 hours, including follow-up discussion, and will cost between a gross €350 - 400 plus any travel costs, if applicable.

Thank you very much for your experience. I have now received the exposé where I have to confirm it because of the broker etc. I was also sent a 3D presentation where you can enter each room online. Everything seems to be OK.

On the right at the entrance is the kitchen with a smaller window. The kitchen is high-quality and modern. Opposite the kitchen is a small room that can be used as a dining room. Further straight ahead in the hallway is the extension, the living room.

In the hallway, stairs up to the left is the large bedroom, a small bathroom, and access to the terrace. On the same level, there is a small staircase on the right; there is a second children's room plus a large bathroom.

Then there is another staircase; there is the finished attic and above that a small staircase to the second finished attic.

Now I will also check whether the electrical wiring and cables have been renewed and whether the basement is damp or dry. It is partially basemented; what exactly does that mean?

The viewing appointment is not until next week.

If the purchase goes through, how would you pay? The total amount will be around 330,000 including broker fees and notary etc.

Partly basemented, what does that mean exactly?

Part of it has a basement. The other part does not. Especially popular with larger houses. However, it can also be a potential weak point if poorly executed.