Unveiling Surprise Renovation Costs: A Buyer's Guide to Houses Built in Different Eras
Instead of Overlooking the Home's Year, Pay Attention During Property Purchases
Share on Facebook Tweet Whatsapp Email Print Copy Link
Navigating the maze of secret costs when purchasing a house? Pay heed to the year it was built, as each era comes with its unique set of renovation challenges and expenses.
The enchanting, stuccoed old building or the Bauhaus-style bungalow might catch your eye, but watch out for the timeline – the year of construction can foretell the unexpected bills lurking. Here, we shed light on some frequently asked questions about the typical renovation needs for various age groups and ways to dodge them.
Is a Gründerzeit property a safe bet?
"Generally speaking, yes," attests expert author Peter Burk. Pre-war buildings, built before World War I, are admired for their robust construction and enduring popularity.
However, "they were often adorned with decorative features but lacked knowledge of building physics initially," explains Burk, who has authored several books on property purchase for Stiftung Warentest and the consumer center.
Consequently, owners of such a house must expect that aspects like thermal insulation, sound insulation, and basement sealing were not considered during construction. "The realm of building technology, i.e., heating, water, sewage, and electrical installations, were often underdeveloped," Burk adds. Thus, Gründerzeit houses require significant renovation and modernization.
However, most of these houses are no longer in their original condition. "Many homeowners have brought their properties up to modern standards over the years," reveals Corinna Kodim, from Haus & Grund Deutschland. Examples include exchanging windows, renewing roofs, plastering walls, ceilings, and fireplaces, and rebuilding chimneys.
What's the deal with houses built before World War II?
Post-Gründerzeit properties were designed with simplicity and less ornamentation, following the Bauhaus concept: clean lines, narrow walls, single glazing.
An advantage of these houses: no chemicals were used in their construction. "But like Gründerzeit properties, building physics were neglected – basement sealing, thermal and sound insulation were typically inadequate," declares Burk. Additionally, flat roofs, which became popular at the time, were often improperly installed.
What should buyers ponder when purchasing a post-war house?
If a house was built immediately after the war until the 1950s, the purchase might bring unwelcome surprises. "During the immediate reconstruction, materials from construction debris were often used that were only partially suitable," says Klaus-Jürgen Edelhäuser, of the Bavarian Chamber of Engineers – Building.
He cites examples like contaminated sands or fire-damaged masonry blocks. The urgency to rebuild meant that "the primary goal was to provide people with a roof over their heads as quickly as possible," Edelhäuser notes.
Are houses built between 1950 and 1970 more resilient than post-war buildings?
"In terms of building material, they are already more robust," says Peter Burk. Nevertheless, heat and sound insulation were only truly prioritized from the late 1970s onwards. Oil replaced coal for heating.
Houses from this era might also carry static problems. "Moreover, the foil often used on flat roofs during this period could be leaking," states Corinna Kodim. Another concern is damaged pipes, through which water might have seeped into the masonry over the years. Consequently, any buyer of such a house will likely face considerable renovation costs – unless the building has already been comprehensively modernized.
"Additionally, the use of wood preservatives and asbestos began in the late 1950s and saw increased use in the 1960s," notes Edelhäuser. "They're still widely present in these buildings."
What challenges lie in store for houses from the 1980s?
"Even they can contain asbestos," says Edelhäuser. "Asbestos was only banned in 1993," explains the expert.
Houses from the 1980s to the 1990s have other issues, such as mineral wool in roof insulation, formaldehyde-rich components, and hazardous wood preservatives used in wooden cladding on ceilings and walls. "All of this can make them expensive to renovate. Additionally, the sanitation installation is often damaged and corroded," says Burk.
These houses also often have high energy consumption. "It was only towards the end of the 1970s that thermal insulation became a concern. Before that, insulation was seldom considered," explains Burk.
Are post-2000 houses a good choice?
These newer houses are far more energy-efficient than older buildings. "Houses built in 2000 and later typically boast good insulation standards, efficient heating systems, well-thought-out ventilation concepts, and modern sanitation and electrical installations," says Kodim. In her assessment, these buildings can be adapted to future standards with manageable interventions, such as climate-friendly heating systems, photovoltaic systems, and solar thermal systems.
Which documents should buyers definitely inquire about?
"The energy certificate is crucial," attests Edelhäuser. "It gives information about the energy condition of the building and contains recommendations and obligations for energy improvement."
However, the document alone may not be enough for both buyers and sellers to understand what to anticipate. "Ideally, the buyer should have access to the complete building file," suggests Kodim. This should include the building permit. If buyers don't have these documents, they should reach out to the building authority. "If there is no building permit, the house may need to be demolished," says Kodim – regardless of its condition.
Which defects in the building can be costly?
The energy condition of a house is less concerning. "It can be updated with some effort," says Burk. However, if the building substance is deteriorated or numerous hazardous materials were used, "then it might not be worth investing in such a property at all."
Even seemingly minor matters can cast doubts on the buying decision. "Cracks in masonry threatening the building's stability, dry rot, pests – all of this can lead to the house becoming unfit for purchase," warns Kodim.
Edelhäuser points out that replacing an outdated heating system and renewing the plumbing and electrical installations can also bring hefty expenses.
The Lowdown: Older homes enchant many due to their unique charm, prime locations, and established infrastructure. But these prizes come with quirks that buyers should not overlook.
Advice: Before committing to a purchase, it's best to consult an independent expert on what actions you should prioritize and the potential financial implications this decision will have.
- Community policy should address the renewal of outdated heating systems, plumbing, and electrical installations in older houses, considering the potential financial implications for homeowners.
- Employment policy should provide guidelines for investing in home-improvement projects, especially when dealing with houses built in different eras, taking into account the unique renovation challenges that each era presents.
- Home-and-garden enthusiasts, particularly those interested in houses built in the Gründerzeit era, should be aware of the weaknesses in thermal insulation, sound insulation, and basement sealing, which may require substantial renovation.
- The finance sector, when considering real-estate investment opportunities, should be mindful of the surprise renovation costs associated with houses built in various eras and address them in their lending policies.
- For those looking to live a sustainable lifestyle, modern photovoltaic systems can be considered as an investment in houses built post-2000, as they are energy-efficient and contribute toward reducing carbon footprint.
- On online platforms like Whatsapp and Facebook, discussions about property purchase should focus on the typical renovation needs for various age groups, shedding light on ways to dodge unexpected costs and find opportunities for home-improvement in houses built in different eras.
