Hello,
we are planning to purchase a single-family house.
Here are some details:
Year built: 1957
Living area: 130 m² (1400 sq ft) / basement
Plot size: 830 m² (0.2 acres)
Price: €85,000
Gas heating from 2005
Garage
Windows from 1980
Double-layer exterior walls
3-core wiring without RCD
Clay roof tiles / no insulation
That should be enough for now.
We really like the room layout.
- Upstairs, only a non-load-bearing wall needs to be removed to create a large bathroom.
- Downstairs, there is a guest toilet that also needs to be renovated.
- Inside, everything must be completely stripped out, meaning carpets and wallpaper.
- The subfloor consists of wooden floorboards that we want to sand and restore, at least in the living room.
- In the upper rooms, we plan to just repaint the floorboards for now.
- The windows need to be replaced.
- New kitchen (relocating connections)
- Blown-in insulation or ETICS (external thermal insulation composite system)
The electrical distribution panel dates from around 1980 and has 3-core wiring but no RCD. The question is whether to completely renew the electrical system while the walls are already open.
The pipes are galvanized and according to the realtor do not need to be replaced.
We have an inspection by a building surveyor scheduled for tomorrow, who will thoroughly check the entire house.
So far we have optimistically estimated renovation costs at around €70,000.
Basically, we have a shell and plan to rebuild everything internally.
What are your experiences with such renovations? What additional issues could arise that we might not have considered? Where can problems occur?
We have already agreed with the realtor that he will "hold" the house for us. We are happy to pay the costs for the surveyor because if everything is okay we get a good feeling. If the surveyor advises us against it, he will have saved us from a bad purchase. He should also give us an approximate idea of what costs to expect.
Do you have general experience with houses from the 1950s regarding structural condition or durability?
Best regards
we are planning to purchase a single-family house.
Here are some details:
Year built: 1957
Living area: 130 m² (1400 sq ft) / basement
Plot size: 830 m² (0.2 acres)
Price: €85,000
Gas heating from 2005
Garage
Windows from 1980
Double-layer exterior walls
3-core wiring without RCD
Clay roof tiles / no insulation
That should be enough for now.
We really like the room layout.
- Upstairs, only a non-load-bearing wall needs to be removed to create a large bathroom.
- Downstairs, there is a guest toilet that also needs to be renovated.
- Inside, everything must be completely stripped out, meaning carpets and wallpaper.
- The subfloor consists of wooden floorboards that we want to sand and restore, at least in the living room.
- In the upper rooms, we plan to just repaint the floorboards for now.
- The windows need to be replaced.
- New kitchen (relocating connections)
- Blown-in insulation or ETICS (external thermal insulation composite system)
The electrical distribution panel dates from around 1980 and has 3-core wiring but no RCD. The question is whether to completely renew the electrical system while the walls are already open.
The pipes are galvanized and according to the realtor do not need to be replaced.
We have an inspection by a building surveyor scheduled for tomorrow, who will thoroughly check the entire house.
So far we have optimistically estimated renovation costs at around €70,000.
Basically, we have a shell and plan to rebuild everything internally.
What are your experiences with such renovations? What additional issues could arise that we might not have considered? Where can problems occur?
We have already agreed with the realtor that he will "hold" the house for us. We are happy to pay the costs for the surveyor because if everything is okay we get a good feeling. If the surveyor advises us against it, he will have saved us from a bad purchase. He should also give us an approximate idea of what costs to expect.
Do you have general experience with houses from the 1950s regarding structural condition or durability?
Best regards
P
Peanuts7423 Aug 2016 11:45Dirk Grafe schrieb:
If the building envelope is double-walled, get advice regarding cavity insulation. It looks better (in my opinion, external thermal insulation composite systems always look terrible) and can be filled in various ways.
Best regards
Dirk GrafeWhy does an ETICS look terrible?
P
Peanuts7423 Aug 2016 11:47nightdancer schrieb:
It depends again on what you mean by a complete renovation... 1000 euros per square meter is nothing if you really have to do everything.If 1000 is nothing, then realistically more like 1500? In that case, it might be better to just build new...
N
nightdancer23 Aug 2016 11:55Peanuts74 schrieb:
If 1000.- is nothing, then realistically it’s probably closer to 1500.-??? In that case, you might as well just build new...At 1500, you’re starting to talk about a full renovation. It can easily go beyond 2000 as well. Well, if you find a suitable undeveloped plot in your preferred location, building new is usually cheaper... Often, demolishing and rebuilding also makes financial sense. It always depends on the specific situation.
N
nightdancer23 Aug 2016 11:57Peanuts74 schrieb:
Why does ETICS often look awful?Because the windows often stay in their original position for cost reasons and end up looking recessed with the ETICS applied. Like loopholes, basically.
If you have the budget to move the windows into the insulation layer, it no longer looks awful.
P
Peanuts7423 Aug 2016 12:02nightdancer schrieb:
Often, the windows remain in their original positions for cost reasons and look recessed with a window front insulation system (WFIS). Like a loophole.
If you have the budget to move the windows into the insulation layer, it no longer looks awkward.So, even in all the new builds I have seen so far, the windows are situated within the masonry and not within the insulation layer...
So a new build with everything included would cost us around 300,000. Since we don’t want to take that on financially, renovation is the best compromise for us. We also still have some buffer to put aside a bit each month for repairs.
I understand the window issue as follows: with triple glazing, the window is no longer the coldest point, but the facade is, which can then cause moisture to settle there.
I understand the window issue as follows: with triple glazing, the window is no longer the coldest point, but the facade is, which can then cause moisture to settle there.
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