ᐅ Renovation of an Existing Property – Our Journey to a Home
Created on: 13 Jun 2019 14:38
L
LordNibbler
Since returning to Wolfsburg in 2017, we had been searching for a property. Initially, we rented to take our time finding the right house and to test the real estate agents.
Of course, properties meeting these criteria were expensive and scarcely available. The first viewings were disappointing:
Then, at the beginning of 2018, an offer came up that didn’t fully meet our criteria but was in the same neighborhood.
The house was actually larger than we needed, but the structure and architecture were excellent. Renovations were manageable (utility lines easily accessible, partly in shafts), and the leasehold was acceptable because the owners had prepaid their installments (there was a discount), so the annual fee was only 500€ (~$540). The leaseholder is the city of Wolfsburg, which by statute only raises interest rates upon resale (not during the lease term or inheritance). When purchasing the plot, the land value is calculated by the benchmark land value minus the redemption amount and with a 15% discount. In mid-2017, the offer for the land was therefore 118,000€ (~$128,000) (with today’s benchmark land value it would be about 150,000€ (~$162,000)). This was a bargain for the area and was included in the asking price according to the agent.
Still, after a second viewing with experts (not appraisers), we found enough arguments (wall crack, renovation needs) to negotiate the price down to 420,000€. The public offer was then reduced to 435,000€ (~$470,000).
A financing broker secured approval from the local savings bank (Sparkasse) for the mortgage (leasehold is a bit special here, mostly local banks are familiar). It was feasible as a 20-year full repayment loan (leasehold agreement had to be valid for at least another 10 years), with a potential buffer to save up the land price.
But there was one issue: the over-90-year-old occupant. She was looking for an apartment in a senior residence (ground floor, lake view). Every week we heard it was only a matter of days until one would become available. In the end, by mid-April, we had a reservation with ownership transfer no later than December, possibly sooner. So we committed to financing and arranged the notary appointment...
...and then a week later, there was a request for a meeting (bypassing the notary). The niece and sister explained that the reservation was declared invalid. The time pressure was too great. It wasn’t certain the apartment would be available yet. They felt the elderly woman couldn’t be expected to move into a care home. They wanted a purchase contract with more time — about a year (implicitly without a strict limit).
We only had 6 months interest-free financing extension, but could imagine a few more months. However, only with financial compensation (1,500€/month rental cost difference). The counterproposal was to buy as planned but with ownership transfer only after the occupant moves out (essentially the right to live there). This was not acceptable (due to hardship rules; in the end you own the house but cannot evict the old resident). The only outcome was an informal understanding: we remained interested, please inform us when the senior residence is arranged; if we find something else in the meantime we will get back to you. The agent (VR-Bank) was not very pleased since it had been difficult to get the three women to agree before. It wasn’t her fault; the dossier was the best prepared with all necessary documents and missing items obtained promptly.
Two weeks later there was another interested party. Moral of the story: we successfully lowered the price for others but they moved in in October 2017.
Here are some floor plans of the property as inspiration for other house planners:
The agent mentioned that in the residential area, maybe one property sells every 1–2 years. The rest are sold privately. Since we moved in, three houses have been demolished and replaced by new builds twice the size. Another is still a shell and is receiving a huge extension. None of these properties were publicly marketed...
...the search continues in the next post and how we finally found our home.
- detached single-family house (so no semi-detached houses)
- within walking distance to the city centers of Wolfsburg, Fallersleben, or Vorsfelde
- for existing buildings, construction year from 1960 onwards, even if not renovated, as long as the structure justifies investment (otherwise you pay for poor renovations that need to be redone)
- for new builds, located in a residential area with a coherent design concept (many new developments unfortunately look like model home neighborhoods where every option from the catalog has been used, but without creating a harmonious living environment)
- a larger garden with usable space
- no leasehold (common in this area)
Of course, properties meeting these criteria were expensive and scarcely available. The first viewings were disappointing:
- 5-year-old house in a new development: walls with cracks, water stains (from the foundation slab), unoccupied, agent said normal settlement cracks (but wrong direction and too large), suspected upward ground movement due to Posidonia shale underground according to the land use plan and construction errors
- 8-year-old house in the same development: not legally divided plot (3 houses on 2 plots), agent claimed legal division (sent documents with condominium declaration), neighborhood dispute (not ideal in a condominium under self-management)
- 1950s development house: severe moisture problems in the basement including mold, agent already had an offer for exterior waterproofing (franchise concept with suction lance) which was not expensive, basement height under 1.8m (5 feet 11 inches), so not usable
- 1950s development house: sold after only 2 years (hidden defects?), superficial renovation (cosmetic upgrades but original substructure)
- several other houses that left little impression (location, layout, quality, price not suitable)
Then, at the beginning of 2018, an offer came up that didn’t fully meet our criteria but was in the same neighborhood.
- built mid-1958
- very high-quality construction and workmanship for the time
- architect-designed house (engineer) for a medical professional (MD)
- hillside location, split-level, integrated garage
- district heating with concealed convectors
- well maintained, so renovation was minimal (bathroom tiled + ceramics, new roof 2002, new windows 1995)
- well-kept garden, granite paving
- 165m² (1,776 sq ft) living space + 40m² (430 sq ft) utility space
- 905m² (9,740 sq ft) leasehold plot at a dead-end street
- 493,000 €
The house was actually larger than we needed, but the structure and architecture were excellent. Renovations were manageable (utility lines easily accessible, partly in shafts), and the leasehold was acceptable because the owners had prepaid their installments (there was a discount), so the annual fee was only 500€ (~$540). The leaseholder is the city of Wolfsburg, which by statute only raises interest rates upon resale (not during the lease term or inheritance). When purchasing the plot, the land value is calculated by the benchmark land value minus the redemption amount and with a 15% discount. In mid-2017, the offer for the land was therefore 118,000€ (~$128,000) (with today’s benchmark land value it would be about 150,000€ (~$162,000)). This was a bargain for the area and was included in the asking price according to the agent.
Still, after a second viewing with experts (not appraisers), we found enough arguments (wall crack, renovation needs) to negotiate the price down to 420,000€. The public offer was then reduced to 435,000€ (~$470,000).
A financing broker secured approval from the local savings bank (Sparkasse) for the mortgage (leasehold is a bit special here, mostly local banks are familiar). It was feasible as a 20-year full repayment loan (leasehold agreement had to be valid for at least another 10 years), with a potential buffer to save up the land price.
But there was one issue: the over-90-year-old occupant. She was looking for an apartment in a senior residence (ground floor, lake view). Every week we heard it was only a matter of days until one would become available. In the end, by mid-April, we had a reservation with ownership transfer no later than December, possibly sooner. So we committed to financing and arranged the notary appointment...
...and then a week later, there was a request for a meeting (bypassing the notary). The niece and sister explained that the reservation was declared invalid. The time pressure was too great. It wasn’t certain the apartment would be available yet. They felt the elderly woman couldn’t be expected to move into a care home. They wanted a purchase contract with more time — about a year (implicitly without a strict limit).
We only had 6 months interest-free financing extension, but could imagine a few more months. However, only with financial compensation (1,500€/month rental cost difference). The counterproposal was to buy as planned but with ownership transfer only after the occupant moves out (essentially the right to live there). This was not acceptable (due to hardship rules; in the end you own the house but cannot evict the old resident). The only outcome was an informal understanding: we remained interested, please inform us when the senior residence is arranged; if we find something else in the meantime we will get back to you. The agent (VR-Bank) was not very pleased since it had been difficult to get the three women to agree before. It wasn’t her fault; the dossier was the best prepared with all necessary documents and missing items obtained promptly.
Two weeks later there was another interested party. Moral of the story: we successfully lowered the price for others but they moved in in October 2017.
Here are some floor plans of the property as inspiration for other house planners:
The agent mentioned that in the residential area, maybe one property sells every 1–2 years. The rest are sold privately. Since we moved in, three houses have been demolished and replaced by new builds twice the size. Another is still a shell and is receiving a huge extension. None of these properties were publicly marketed...
...the search continues in the next post and how we finally found our home.
LordNibbler29 Nov 2019 10:53A view into the living room, large window looking out to the garden (aluminum, original from 1960)
The other windows were replaced in the mid-1990s with painted aluminum windows (Biffar). An original wooden sliding door still leads to the former terrace.
The terrace was eventually converted into a conservatory. However, it is very poorly insulated, resulting in a sauna-like effect when sunny, otherwise the indoor temperature matches the outside temperature.
There were problems with the two radiators in the conservatory and under the large window in the living room:
One of the first actions after taking over the house was to remove and deactivate both radiators. The living room has a second radiator for heating, and in the conservatory, you could alternatively just burn money to keep it warm.
(15.12.2018)
The biggest challenge was finding suitable plugs for the pipes. The ends had an M30x1.5 thread, and every single supplier insisted I was mistaken and it would be 3/4 inch, saying nothing else exists – until they realized that 3/4 inch fittings could not be screwed on. I was able to find two matching threaded plugs elsewhere in the house and removed adapters from the radiators converting M30 to 1/2 inch and used those instead.
Otherwise, the work in the living room was limited to renovation. Removing unnecessary items (copper plates, mirrors)
(26.02.2019)
(24.03.2019)
(Behind the wooden ceiling paneling, you find charming S14s linear lamps with a total power of over 600W.)
(04.02.2019)
The other windows were replaced in the mid-1990s with painted aluminum windows (Biffar). An original wooden sliding door still leads to the former terrace.
The terrace was eventually converted into a conservatory. However, it is very poorly insulated, resulting in a sauna-like effect when sunny, otherwise the indoor temperature matches the outside temperature.
There were problems with the two radiators in the conservatory and under the large window in the living room:
One of the first actions after taking over the house was to remove and deactivate both radiators. The living room has a second radiator for heating, and in the conservatory, you could alternatively just burn money to keep it warm.
The biggest challenge was finding suitable plugs for the pipes. The ends had an M30x1.5 thread, and every single supplier insisted I was mistaken and it would be 3/4 inch, saying nothing else exists – until they realized that 3/4 inch fittings could not be screwed on. I was able to find two matching threaded plugs elsewhere in the house and removed adapters from the radiators converting M30 to 1/2 inch and used those instead.
Otherwise, the work in the living room was limited to renovation. Removing unnecessary items (copper plates, mirrors)
(Behind the wooden ceiling paneling, you find charming S14s linear lamps with a total power of over 600W.)
LordNibbler29 Nov 2019 11:09Just before moving in, the flooring installer removed the old double-dried varnish (6 sanding steps), repaired it, and applied a new coat.
(10.04.2019)
There was another issue in the conservatory: a small side section of the roof was covered not with roofing felt but with a polycarbonate multi-wall sheet. Due to wind, weather, and hail, it was severely weathered and the first layer was already damaged:
There was also minor water ingress in the corner area.
Before it got worse and in a brief moment of overconfidence, it was decided to fix the problem over the extended Ascension Day weekend.
(30.05.2019)
For some reason, my neighbor wanted to sleep in that Thursday and wasn’t happy about the demolition noise. (I honestly hadn’t thought that it’s like a Sunday and you should keep quiet). So, quickly put up a temporary roof:
And continued the next day with OSB panels and cold-applied aluminum foil-faced bitumen membrane:
(01.06.2019)
(02.06.2019)
(It unfortunately unrolls very wavy from the roll. With the bright sun and reflection, it was scorching hot on the roof.)
For some reason, I had to do almost everything alone. My better half was suddenly feeling constantly unwell— and it wasn’t vertigo. (t.b.c.)
There was another issue in the conservatory: a small side section of the roof was covered not with roofing felt but with a polycarbonate multi-wall sheet. Due to wind, weather, and hail, it was severely weathered and the first layer was already damaged:
There was also minor water ingress in the corner area.
Before it got worse and in a brief moment of overconfidence, it was decided to fix the problem over the extended Ascension Day weekend.
For some reason, my neighbor wanted to sleep in that Thursday and wasn’t happy about the demolition noise. (I honestly hadn’t thought that it’s like a Sunday and you should keep quiet). So, quickly put up a temporary roof:
And continued the next day with OSB panels and cold-applied aluminum foil-faced bitumen membrane:
(It unfortunately unrolls very wavy from the roll. With the bright sun and reflection, it was scorching hot on the roof.)
For some reason, I had to do almost everything alone. My better half was suddenly feeling constantly unwell— and it wasn’t vertigo. (t.b.c.)
LordNibbler schrieb:
For some reason, I had to do almost everything by myself. My better half was suddenly feeling constantly sick and very weak – and it wasn’t motion sickness. (t.b.c.) I’ll take the risk: CongratulationsLordNibbler29 Nov 2019 12:40In the bedroom, there was an old but still well-functioning corner wardrobe. Unfortunately, the lack of regular use of the house once again led to mold issues. As an unplanned measure, it had to be disposed of, and the wallpaper behind it was replaced.
(05.01.2019)
The parquet floor under the wardrobe was significantly damaged, so the floor installer was able to work on the upper floor as well:
(08./09.04.2019)
The same was then done in the study/guest room and the upper floor corridor:
But there is another room on the upper floor: the shower:
Our plan was to integrate the shower into the bathroom later and use the bathtub until then. This room was intended to be a storage space (vacuum cleaner, etc.). The shower was barely usable: corroded, dirty, and the hot water came from the electric instantaneous water heater in the bathroom, so it took a very long time to get warm.
But sometimes things happen differently and faster than you expect:
...that’s the kind of surprises you get with the comfort of your own home.
This small room will become the study in the future; guests will use the living room, and in January there will be a move-in to thestudy/guest children’s room.
The parquet floor under the wardrobe was significantly damaged, so the floor installer was able to work on the upper floor as well:
The same was then done in the study/guest room and the upper floor corridor:
But there is another room on the upper floor: the shower:
Our plan was to integrate the shower into the bathroom later and use the bathtub until then. This room was intended to be a storage space (vacuum cleaner, etc.). The shower was barely usable: corroded, dirty, and the hot water came from the electric instantaneous water heater in the bathroom, so it took a very long time to get warm.
But sometimes things happen differently and faster than you expect:
Tassimat schrieb:
I’m taking the risk: Congratulations
...that’s the kind of surprises you get with the comfort of your own home.
This small room will become the study in the future; guests will use the living room, and in January there will be a move-in to the
LordNibbler29 Nov 2019 13:02So first, demolition and condition assessment. Removing the sink and bathtub:
(October 20, 2019)
Some signs of life have already settled under the wooden ceiling cladding:
(October 27, 2019)
But after making a hole and looking behind the wall, there is still a little extra space available.
Forhome office mobile work, the developing space under the sloped ceiling is more than sufficient. A possible project for the Christmas break, if the little one still takes some time.
Some signs of life have already settled under the wooden ceiling cladding:
But after making a hole and looking behind the wall, there is still a little extra space available.
For
LordNibbler29 Nov 2019 13:30But the outdoor areas also required work; at the first inspection, it was barely possible to walk in the garden.
(26.09.2018)
So we started clearing paths, thinning out bushes, trimming hedges, and mowing the "lawn":
(29.09.2018)
(03.10.2018)
(10.10.2018)
(04.11.2018)
Insert here mentally a 14-day business trip to Mexico. And suddenly it’s winter, the property is handed over, and interior work takes priority.
However, there was the moisture issue in the laundry room, which is the wall below the kitchen window. We were able to narrow down the cause:
(07.06.2019)
So we made good use of the summer holiday and dug:
(27.06.2019)
So we started clearing paths, thinning out bushes, trimming hedges, and mowing the "lawn":
Insert here mentally a 14-day business trip to Mexico. And suddenly it’s winter, the property is handed over, and interior work takes priority.
However, there was the moisture issue in the laundry room, which is the wall below the kitchen window. We were able to narrow down the cause:
- The driveway slopes toward the garage/wall with garden access
- Concrete slabs were laid beneath the window
- Trash bins were placed on the slabs
- The gutter drainage was blocked
- Dense rhododendrons by the wall kept everything wet for a long time after rain
- In summary, water from multiple sources couldn’t drain properly, accumulated in the corner, and penetrated the house through the aged black coating
So we made good use of the summer holiday and dug:
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