ᐅ Renovation or Demolition and New Construction – Guidance from an Architect?

Good evening, dear community,

We recently purchased a single-family house from the late 1950s: a charming 125m² (1,345 sq ft), partially basemented property located in an area regulated under § 34 of the German Building Code. It also comes with a large garden and is close to our previous rental apartment. In short: location, property, and “value for money” all fit.

The second viewing was with an architect, whom we quickly found in the neighboring village. His conclusion: good structure, but in need of renovation. We have a list of recommended renovation measures aiming to raise the house financially sensibly to the best possible energy efficiency class, including rough cost estimates.
In addition, demolition and new construction (140m² (1,507 sq ft) without basement) were calculated using the commonly cited rule of thumb here of 3,500 euros per m².
We had not yet made up our minds: both estimates plus a buffer were within our self-imposed budget, so we bought the house.

Now we have reached the point where we need to choose between renovation or demolition and new construction, primarily focusing on concrete costs and feasibility (§ 34).

What would you advise? How would you proceed most sensibly?
For example, I was thinking of having the architect now plan both renovation and new construction in more detail—meaning developing floor plans, submitting a preliminary building inquiry (building permit / planning permission), and obtaining quotes.
However, I am unsure whether this would be “wasted money,” and whether it might be more advisable to simply decide on one path.

I look forward to your opinions, thoughts, and experiences, and thank you in advance.

The architect has the advantage of having seen the building. I would say that after 50 years and with deferred maintenance, demolition and rebuilding is more likely.

Hello,

the problem of being caught between two options and unable to decide because so much money could be lost.

hanghaus2023 schrieb:

The architect has the advantage of having seen the property. I would say, after 50 years and with deferred maintenance, it’s probably better to demolish and rebuild.

The architect has seen it, we have not.

Frechdachs schrieb:

Conclusion: good structure, but deferred maintenance. We have a list of recommended renovation measures aiming to financially and sensibly lift the house to the best possible energy rating, with rough cost estimates.

What do the numbers say?

Personally, I also rely a lot on intuition. Besides the facts, such as the floor plan and possibilities compared to your wishes, the impression the house makes on me—the aura—and the potential in remodeling, meaning individuality, also play a big role.

A few days ago, we had a similar question about a house in a settlement that the original poster wanted to demolish. Eventually, they posted two photos:

JP_2024 schrieb:

After work, I quickly went to the plot again because the weather was nice here today and took two photos.

(You can access the thread through the quote)

After that, I wrote a lot—not necessarily in favor of the house, but about preserving the value of things that were once great and now have charm. Regarding the question of where the house should be located, I chose exactly that spot because I saw a lot more potential in a backyard than just placing a house at the edge.

Long story short: what does the house give you when you look at or walk through it? How does it feel to you? Is it an old but nice house? What does the idea make you think of?

Can you imagine renovating and living in an old house, or do you actually want a modern townhouse with the typical floor plan found everywhere like mushrooms?

Please share the floor plan, site plan, and some photos.

There are quite a few here who dared to swim against the current.

Thank you both for your responses – I’ve been following this forum for a while and was hoping you would comment as well.

hanghaus2023 schrieb:

At 50 years old and with deferred maintenance, better to demolish and rebuild.

Your straightforward words are refreshing. Honestly, I didn’t expect such a clear opinion. But I tend to overthink things (my wife often keeps me grounded there).

ypg schrieb:

What do the numbers say?

Overall, the estimate for renovation was 2,500 euros per m² (approximately $230 per sq ft). Of course, that’s quite different from a new build. But without minor changes to the floor plan or ceiling height on the upper floor (where we’d prefer less of a sloping roof).
Plus the assessment that this would raise the energy certificate up to a good B rating at most.

ypg schrieb:

Personally, I also rely a lot on intuition. Besides the facts, like the layout and possibilities in relation to your wishes, the feeling the house gives me—the aura—and the potential within the renovation, meaning individuality, also play a big role.

You really hit the nail on the head with that: ideas are already flowing about the house, my wife can already picture which room goes where while I’m standing dreamily at the large window facing the garden – and we both understand what a luxury a basement is nowadays.
And yet questions arise like: Can we insulate well enough so we don’t waste energy heating? (The living room is not above the basement; can it even be insulated from underneath then?)
Will the basement be a thermal bridge into the house? (According to the architect, it’s possible to fully excavate and retrofit the basement exterior walls, but the cost-benefit ratio is questionable).

Thanks for linking the other thread; I haven’t looked at the floor plan section yet. I’ll read through it carefully (and check with my partner about sharing photos and floor plans). At first glance, our situation looks quite similar.

There is a series on WDR with Ulf Hogräfer and Sabine Binkenstein that follows people through renovation projects. It really shows some interesting and also beautiful (as well as not so beautiful) results.
Personally, I would rather renovate than build everything new in a rush. I live in a newly built house and find the indoor climate with all the PUR materials and insulation not very comfortable. I miss my old house from the 1950s and even my parents’ house, which was completed around 1900. It was really pleasant inside, but obviously more difficult to heat.

You can’t ruin yourself by heating a small house. Heating in an uninsulated condition is certainly much more expensive than in an insulated or new state.

hanghaus2023 schrieb:

After 50 years and extensive renovation backlog, better to demolish and rebuild.

I think that’s a pity. Old houses have a very different kind of charm and contribute to the streetscape in a (usually) beautiful way. It would be a shame if cities were gradually torn down.
A renovation backlog can actually be quite practical. That way you can plan the major interventions at once and don’t have to be sad if existing features don’t survive the changes. It’s unfortunate when the kitchen is modernized but the hallway isn’t. When everything is modernized but not the layout. Now you can simply redesign in what is probably a very nice house. I’m curious to see what you are planning. Definitely keep us posted!

How does it feel to walk around and stand inside the house? There are houses where you immediately feel comfortable, even before any renovation, and houses that give you an uneasy feeling.