Technically modify energy in a house from the 1950s; what and how? Is it worth it?

  • Erstellt am 2013-08-12 23:15:32

RS.

2013-08-12 23:15:32
  • #1
Hello everyone,

I am currently facing a difficult decision and am very unsure about what to do. A few days ago, we found out that someone in our town wants to sell a house from the 50s, and we have already taken a look at it. However, since we have only just started to deal with the topic of "real estate purchase," we are still quite inexperienced in this area. The house is in a great location, the plot is a dream, but of course, the house does not offer any special thermal insulation, and the basement is somewhat damp. Although no visible mold can be seen on the walls, you can simply feel the moisture. Since the offer is not yet public and the price seems quite okay to me, I would like to ask you for some tips that could help me decide for or against the property.

1. Can I get such a basement (sandstone slabs are mounted on the outside; no idea how far they reach into the masonry) reasonably dry again and then insulated, or is this idea rather unrealistic? (storage of salts, etc.)

2. The heating was converted to gas in 2009. Do you think there could already be great optimization potential there?

3. What insulation values could I achieve if I completely insulate the house?

4. I assume that costs and the resulting insulation value are not linearly related. Where is the approximate optimum?

5. What costs can I expect roughly for thermal insulation (roof, walls, basement, windows, etc.)? Unfortunately, I do not remember the length and width of the house, but the living space of 125 sqm is spread over two floors. (Maybe this is enough as a reference value for a rough estimate)

6. What else should I consider for a house from the 50s?

Sorry for the partly maybe silly questions, but time is pressing right now, and I just need some reference points to build on. I would actually like to make a decision before the property is listed online.

Thanks.

Best regards
RS
 

K.Brodbeck

2013-08-13 07:06:02
  • #2
Hello RS,

In principle, it is not possible to make a concrete statement about an object that one does not know and about which one practically has no information.



Since sandstone slabs are sensitive to moisture, it is assumed that they stop at ground level and only serve an aesthetic purpose. In my opinion, it should be checked whether the basement is actually damp or if it only has high humidity due to incorrect ventilation. In principle, it is possible to insulate the exterior walls of the basement afterwards, for which (if from the outside) a trench around the house must of course be excavated. On this occasion, the basement exterior walls are sealed again. However, the basement floor is neither sealed nor insulated.

What is supposed to happen with the basement? Should living spaces be created there? If not, then I would only insulate the ceiling above the basement.



In my opinion, I would only replace the heating when it is due and first invest the money in other energy measures. If you consume little energy, the role of energy production is no longer that important!



Since we all do not know the structures and material thicknesses of the house, no one can give you a concrete value here. If you insulate from the outside, and money is no object, you can also turn it into a passive house or zero-energy house, but the walls will be thick and your wallet very strained. And it will not pay off anymore.

I cannot give you any information about the costs.



From an energy perspective, I would look at the following points:

- Wall thicknesses - Are they thick or thin walls, lightweight construction or solid?
-> probably somewhat thicker solid walls from 1950. If the walls are thicker, I would rather not insulate them. If I like the appearance of the house and want to preserve it, then only internal insulation is possible anyway, which will have many thermal bridges.
- Roof structure - ventilated or not, covering, condition, underlay present, rafter height, general condition?
-> probably not ventilated, without underlay and without insulation. Usually, the roof truss is in good condition but un- or insufficiently insulated. If it is not converted for residential purposes, I would install the insulation level in or on the ceiling above the top living floor; otherwise, in the roof plane, preferably with underlay and ventilated roof covering, as well as a 'heavy' insulation that also provides enough protection against summer heat.
- Floor structure (under the lowest living space) - condition and possibility of subsequent insulation?
-> where should and can insulation be installed (under ground floor ceiling or on basement floor)? How high is the remaining space then?
- Windows / front door
-> How old are they, worth preserving (especially the front door) or not?
- Electrical system
-> Has it been renewed and when? I would definitely renew older electrical installations completely!
- Heating
-> Gas from 2009 I would keep for now and only replace later.
- Sanitary
-> How old are the bathrooms and sanitary installations? If from 1950 (even if it is only the pipes), I would reckon with completely new sanitary inside.
- Floor plan
-> Do I like the floor plan or do I have to change a lot so that I like it?
- Exterior views
-> Do I like the house from outside or do I have to change a lot?



There are (almost) no stupid questions but vague ones! ;-)

I am currently in the process of buying a house myself (house from 1920), where I will mainly renovate the roof, windows, and ceiling above the basement.

If you have to change too much in a house (renew building services, adapt floor plan, adjust exterior appearance), you also have to recalculate whether it would not be cheaper to demolish and build new!

Best regards

K. Brodbeck
 

RS.

2013-08-13 09:20:55
  • #3
Hi
we are going into the house again today; I will pay attention to the individual points during the inspection. Thanks!

If anyone has any ideas, suggestions, tips, etc., always bring them on. ;)
 

Bauexperte

2013-08-13 10:25:41
  • #4
Hello,


The best advice I can give you is to ask for an appraisal report on the property; unfortunately, this is not yet mandatory. If no appraisal is available, make sure to find an experienced expert in existing properties and inspect the house together with him.

Due to his training and ongoing further education, he can tell you quite precisely what the condition of the property is and what costs you should expect for any necessary renovation - for example, of the basement. If the seller refuses this request, stay away from the property! I consider everything else a gamble with an uncertain outcome; financial loss is not unlikely.

Rhineland greetings
 

Wegener SV

2013-08-13 10:39:31
  • #5
As a note regarding [Bauexperte], I would like to say that if you hire an expert, do not request a valuation report but rather a house purchase consultation. A valuation report is more important for inheritance or similar disputes, where a specialist is needed who assesses the substance and detects damages. The specialized appraiser is usually more of a numbers juggler; here, an expert for damages to buildings is required.
 

RS.

2013-08-13 10:41:44
  • #6


Of course, I had this idea already, but HOW do you find an "experienced expert in existing properties"? That is my problem, that I simply don’t know who to turn to, someone who really knows their stuff.
 

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