Matt123
2019-01-31 19:36:04
- #1
Hello dear ones,
I came across your community while surfing around and read a few of your threads on the topic of buying real estate.
We are planning to buy a house:
We want to buy a house in Eppstein, which stands on a 330 sqm plot. The house was built in 1960 and has about 140 sqm of living space and 100 sqm of usable space. Price point 315 k€.
Of course, we tried to estimate the expected costs beforehand using calculators on the internet, but that’s not really accurate. So I wanted to ask you.
Anyway, the house was built in 1960 in solid construction/reinforced concrete (HBL stones 24cm). There is also a gable roof with Frankfurter tiles and roof windows. See pictures for this. If you need more info, let me know.
What we really like is the huge basement with two large garages and the view. Also, the children's rooms are 12-14 sqm large and not just 8 sqm as in modern houses. So all in all a nice property.
Unfortunately, the house has been empty for a year (the owner passed away). The heating was not running during the viewing, and neither was the electricity.
Regarding the electricity:
The main distribution was renewed at some point. But only two wires come to the sockets, so no FI. So the electrical system must be completely removed and renewed.
Regarding the heating:
The central water heating in the basement was redone (built in 1995). Before that, there was an oil heating system. The pipes and radiators are still the originals (see pictures).
Windows:
Some windows have been replaced with double-glazed windows. However, the large windows, doors to the balconies, and roof windows are still partly single-glazed and definitely need to be replaced.
The energy certificate says 267 kWh, from which I conclude that the walls are not insulated at all. But I can’t do much with that information.
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I wanted to ask you if you can answer some questions for me.
What we are planning:
Electrical system:
We definitely want to replace all electrical wiring. We don’t yet know if we need to replace the main electrical panel.
Heating:
Do we need to work on the heating? If yes, what do we have to do?
Can we possibly use the existing pipes to convert from radiators to underfloor heating? Underfloor heating is great, but only if it is worthwhile, since it is quite expensive. And does the boiler have to be removed?
Windows:
We want to replace the single-glazed windows. Also, we will probably have to replace the roller shutters.
Roof and insulation:
We don’t know yet if the roof is insulated. Likewise, we don’t know if the walls are insulated in any way. Do we have to do something about that? Roof insulation probably makes sense, just like insulating the basement ceiling.
Bathrooms:
We don’t want to touch the bathrooms; they were recently renovated. Am I right in assuming that only an instantaneous water heater is installed for the shower/bathtub? Because in the kitchen only one line comes in, I have the feeling that hot water is generated locally at the point of use. Does it make sense to keep it that way?
The basement, where the heating is located, is also not insulated.
Conversion and kitchen:
We would integrate the kitchen into the living room, i.e., remove two walls (possibly support with double-T beams) and build the kitchen as part of the living room with an island. The kitchen costs about 15k€ at Ikea. Still, we might need to adjust water pipes.
I can do quite a bit myself, next to my job. So we both work full-time, but you can still get quite a bit done on weekends and evenings (chasing channels etc.).
Anyway, I wanted to ask you what kind of costs one should calculate for the conversion measures.
So windows, heating (if necessary), electricity, and insulation (if necessary).
Of course, other things will come, like plastering walls, painting, and who knows what else. But just to have a rough idea.
In addition, we will order an expert who will also support us and tell us whether the purchase price is reasonable and what costs we will still face.
Best regards and if you have any questions, let me know.
Matt
I came across your community while surfing around and read a few of your threads on the topic of buying real estate.
We are planning to buy a house:
We want to buy a house in Eppstein, which stands on a 330 sqm plot. The house was built in 1960 and has about 140 sqm of living space and 100 sqm of usable space. Price point 315 k€.
Of course, we tried to estimate the expected costs beforehand using calculators on the internet, but that’s not really accurate. So I wanted to ask you.
Anyway, the house was built in 1960 in solid construction/reinforced concrete (HBL stones 24cm). There is also a gable roof with Frankfurter tiles and roof windows. See pictures for this. If you need more info, let me know.
What we really like is the huge basement with two large garages and the view. Also, the children's rooms are 12-14 sqm large and not just 8 sqm as in modern houses. So all in all a nice property.
Unfortunately, the house has been empty for a year (the owner passed away). The heating was not running during the viewing, and neither was the electricity.
Regarding the electricity:
The main distribution was renewed at some point. But only two wires come to the sockets, so no FI. So the electrical system must be completely removed and renewed.
Regarding the heating:
The central water heating in the basement was redone (built in 1995). Before that, there was an oil heating system. The pipes and radiators are still the originals (see pictures).
Windows:
Some windows have been replaced with double-glazed windows. However, the large windows, doors to the balconies, and roof windows are still partly single-glazed and definitely need to be replaced.
The energy certificate says 267 kWh, from which I conclude that the walls are not insulated at all. But I can’t do much with that information.
------------------------------------------------------------------------------------------------------------------------
I wanted to ask you if you can answer some questions for me.
What we are planning:
Electrical system:
We definitely want to replace all electrical wiring. We don’t yet know if we need to replace the main electrical panel.
Heating:
Do we need to work on the heating? If yes, what do we have to do?
Can we possibly use the existing pipes to convert from radiators to underfloor heating? Underfloor heating is great, but only if it is worthwhile, since it is quite expensive. And does the boiler have to be removed?
Windows:
We want to replace the single-glazed windows. Also, we will probably have to replace the roller shutters.
Roof and insulation:
We don’t know yet if the roof is insulated. Likewise, we don’t know if the walls are insulated in any way. Do we have to do something about that? Roof insulation probably makes sense, just like insulating the basement ceiling.
Bathrooms:
We don’t want to touch the bathrooms; they were recently renovated. Am I right in assuming that only an instantaneous water heater is installed for the shower/bathtub? Because in the kitchen only one line comes in, I have the feeling that hot water is generated locally at the point of use. Does it make sense to keep it that way?
The basement, where the heating is located, is also not insulated.
Conversion and kitchen:
We would integrate the kitchen into the living room, i.e., remove two walls (possibly support with double-T beams) and build the kitchen as part of the living room with an island. The kitchen costs about 15k€ at Ikea. Still, we might need to adjust water pipes.
I can do quite a bit myself, next to my job. So we both work full-time, but you can still get quite a bit done on weekends and evenings (chasing channels etc.).
Anyway, I wanted to ask you what kind of costs one should calculate for the conversion measures.
So windows, heating (if necessary), electricity, and insulation (if necessary).
Of course, other things will come, like plastering walls, painting, and who knows what else. But just to have a rough idea.
In addition, we will order an expert who will also support us and tell us whether the purchase price is reasonable and what costs we will still face.
Best regards and if you have any questions, let me know.
Matt