Hello,
I am currently considering the purchase of a high-quality condominium built in 1995 (well constructed at the time) in a three-family house, on the ground floor with a garden.
The apartment is in good condition visually and has been very well maintained (the first owner has lived there since the beginning).
Since this condominium is intended to be my retirement home (so it should “last” at least another 40 years), the question is what issues might arise and what should be done.
My plans were basically to completely renovate the bathroom and install new floor coverings in the rooms. The tiles in the kitchen and living room are still in great condition.
The apartment has a gas burner from 1995 and underfloor heating.
What about things like electrical wiring, water pipes, etc.?
Should these be renovated now, or can these systems easily last another 40 years?
Best regards
I am currently considering the purchase of a high-quality condominium built in 1995 (well constructed at the time) in a three-family house, on the ground floor with a garden.
The apartment is in good condition visually and has been very well maintained (the first owner has lived there since the beginning).
Since this condominium is intended to be my retirement home (so it should “last” at least another 40 years), the question is what issues might arise and what should be done.
My plans were basically to completely renovate the bathroom and install new floor coverings in the rooms. The tiles in the kitchen and living room are still in great condition.
The apartment has a gas burner from 1995 and underfloor heating.
What about things like electrical wiring, water pipes, etc.?
Should these be renovated now, or can these systems easily last another 40 years?
Best regards
Hi, it’s really difficult to assess this from a distance. To know what might break down in the next 40 years, you would need a crystal ball...
- What does the energy certificate say?
- What do the consumption figures indicate?
- What repairs have already been carried out on the house?
- Have there been any issues (water ingress, etc.)? See maintenance protocols / ask the property manager.
- According to the maintenance protocols, what repairs are coming up soon? Painting the house, etc.?
- Are there any pending additional charges for infrastructure connections / road repairs, etc.? Such costs can quickly become expensive!
- Are the windows in good condition? Even if they are, I think they will need replacing in 10–15 years.
- The roof windows are similar; they will likely need replacing even sooner, within 5–10 years.
- Have you read the partition deed? Is everything clearly regulated there?
- How is the relationship between the co-owners? (Check meeting minutes, speak with the people personally). Have there been any legal disputes? Were they resolved through mediation?
- Who is managing the property, and what does this person say?
- How well funded is the reserve account (for exterior repairs, roof, etc.)?
- Does the current owner still know details about the basic plumbing installation? What type of pipes were used (plastic?).
- Electrical system: It should generally last for the time being if there are no major faults.
- Underfloor heating likewise, but take a look at the manifold and its condition; a plumbing specialist can assess this better. How has the heating been maintained? Was it ensured that non-calcareous water was used to refill the circulation loops?
- The gas burner is clearly due for replacement soon! At almost 21 years old, it has already exceeded its expected service life.
Best regards,
Thorsten
- What does the energy certificate say?
- What do the consumption figures indicate?
- What repairs have already been carried out on the house?
- Have there been any issues (water ingress, etc.)? See maintenance protocols / ask the property manager.
- According to the maintenance protocols, what repairs are coming up soon? Painting the house, etc.?
- Are there any pending additional charges for infrastructure connections / road repairs, etc.? Such costs can quickly become expensive!
- Are the windows in good condition? Even if they are, I think they will need replacing in 10–15 years.
- The roof windows are similar; they will likely need replacing even sooner, within 5–10 years.
- Have you read the partition deed? Is everything clearly regulated there?
- How is the relationship between the co-owners? (Check meeting minutes, speak with the people personally). Have there been any legal disputes? Were they resolved through mediation?
- Who is managing the property, and what does this person say?
- How well funded is the reserve account (for exterior repairs, roof, etc.)?
- Does the current owner still know details about the basic plumbing installation? What type of pipes were used (plastic?).
- Electrical system: It should generally last for the time being if there are no major faults.
- Underfloor heating likewise, but take a look at the manifold and its condition; a plumbing specialist can assess this better. How has the heating been maintained? Was it ensured that non-calcareous water was used to refill the circulation loops?
- The gas burner is clearly due for replacement soon! At almost 21 years old, it has already exceeded its expected service life.
Best regards,
Thorsten
PS: One thing I forgot to mention: the basement. During several house and apartment viewings for a friend, I’ve had quite a few surprising experiences using a moisture meter… damp basement walls are a common issue. You need to measure it; you can’t always rely on visible signs alone! However, there are often some visual clues.
Once you have clarified all these points, the current (seemingly friendly) owner will most likely be willing to allow you to carry out an inspection together with a building expert. Since they have presumably lived there for a long time, they should have complete documentation, reports, etc., which they will probably provide to you without hesitation.
For an investment like this, the cost of a building expert—usually a few hundred euros—is definitely worthwhile. That way, you get your own impression as well as a professional assessment, enabling you to make an informed decision.
Once you have clarified all these points, the current (seemingly friendly) owner will most likely be willing to allow you to carry out an inspection together with a building expert. Since they have presumably lived there for a long time, they should have complete documentation, reports, etc., which they will probably provide to you without hesitation.
For an investment like this, the cost of a building expert—usually a few hundred euros—is definitely worthwhile. That way, you get your own impression as well as a professional assessment, enabling you to make an informed decision.
We currently live in a rental apartment built in 1995, which seems to be well constructed at first glance. However, on closer inspection, you notice that some windows are drafty and hard to open, and the flooring and interior doors need to be replaced. The bathroom is fine—simple and white—so it’s acceptable.
What bothers me more, though, is the sound transmission. All the bathroom fans are connected, noises from the courtyard are disturbing, and when people are in the stairwell, you sometimes wonder if you accidentally left your door open. If the phone vibrates upstairs at the neighbor’s, I check mine as well.
Before you buy, spend some time in the apartment and listen carefully.
I believe the plumbing shouldn’t be a problem yet, but I am not an expert on that.
By the way, it usually doesn’t make sense energetically to renovate things before they really break—even if people tell you that a new heating system is 20% more efficient and new windows save 10% energy.
What bothers me more, though, is the sound transmission. All the bathroom fans are connected, noises from the courtyard are disturbing, and when people are in the stairwell, you sometimes wonder if you accidentally left your door open. If the phone vibrates upstairs at the neighbor’s, I check mine as well.
Before you buy, spend some time in the apartment and listen carefully.
I believe the plumbing shouldn’t be a problem yet, but I am not an expert on that.
By the way, it usually doesn’t make sense energetically to renovate things before they really break—even if people tell you that a new heating system is 20% more efficient and new windows save 10% energy.
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