ᐅ Buying a Partially Renovated 1950s House – What Should You Watch Out For?

Hello,

Since we are planning to build or possibly buy a house, I have been a member here for some time and have been reading your experiences diligently. Building a house, of course, first requires a plot of land.

We have found that there are not many attractive plots available for sale in the Nuremberg area. Therefore, we are considering the possibility of buying an existing house in a suitable location. One has appealed to us quite a bit, but we still have some doubts.

The house was built as a typical suburban house in the late 1950s and was largely renovated at the end of the 1980s. During the renovation, it received new double-glazed windows, exterior wall insulation with 8 cm (3 inches) of mineral wool (on top of 24 cm (9.5 inches) of brick), and insulation of the intermediate floor and roof on the first floor with a thickness of about 8 cm (3 inches) as well. The roof rafters were doubled, and the old clay roof tiles were reused. In the attic, which is not yet converted, there is only a roofing membrane beneath the battens and tiles. Additionally, a relatively new gas heating system with underfloor heating on the ground floor is installed. The electrical installation was also updated.

According to an energy report, the house requires about 270 kWh/m² per year. This figure was derived from the annual gas bills. Since there is a wood-burning stove in the living room, the actual consumption could be somewhat higher. Despite the insulation measures, the energy consumption is still quite high. If we were to build new, we would likely aim for less than 100 kWh/m² per year. Now we wonder what could still be achieved with reasonable effort. We would definitely convert and insulate the attic as additional living space. The basement is basically original and uninsulated.

There is an expert report on the basement. Apparently, there are some damp areas at the bottom, which the expert attributes to moisture rising through the interior plaster. This should be unproblematic for our planned use as storage and workshop space.

Before buying, we would like to have an independent expert inspect the house. Can anyone recommend one by chance?

What else should we pay attention to?

Thank you very much,
Michael

Hello Michael,

Do you mean a terraced house when you say "typical residential development house"?

miho schrieb:

There is an expert report on the basement. Apparently, there are some damp spots at the bottom, which the expert attributes to moisture rising through the interior plaster. However, this should not be problematic for the use we have planned as storage and workshop space.

Only for the basement?

The moisture must have its source somewhere. It’s good to know how the moisture rises, but even better would be to understand the cause and get an estimate of the remediation costs. I’m not aware of any valuation report that doesn’t list approximate costs for necessary repairs. And personally, I would not want to own permanently damp masonry voluntarily. Stored goods eventually start to smell musty; wooden-handled tools will gradually develop mold.

miho schrieb:

Before buying, we would still walk through the house with an independent expert... What else should we pay attention to?

From my experience with valuations, I’m roughly familiar with the price differences in Nuremberg, so I assume that the development house is being offered at a reasonable price compared to the average price in Franken. Although I always recommend it, I strongly urge you not to just walk through the house with an expert/inspector—invest a few hundred euros and commission a full valuation report before you sign the notarized contract.

From this valuation—which typically takes around 2.5–3 hours—you will learn about any defects present, what measures are needed to renovate the house and bring it to an energy-efficient and economically sensible condition, and above all: you will know exactly where the water in the basement is coming from and how much capital will be required for the remediation. It might be solved with simple grout repairs, but it could also have a different cause than a missing waterproofing layer.

What bothers me less is the probably high energy consumption, but the moisture in the basement. From my point of view, it makes no sense to be able to buy a single-family home cheaply if you accept an uncertain outcome. In many cases, what starts cheap quickly becomes quite expensive.

Best regards, Bauexperte

Hello Building Expert,

thank you for your advice!

Bauexpert schrieb:
Hello Michael,

Do you mean a typical residential house as a terraced house?

No. It is a detached single-family house on a beautiful, large plot in a good location.

Bauexpert schrieb:

Only for the basement?

Yes, the report is only for the basement. According to the real estate agent, it was commissioned by the owner because a potential buyer had previously asked about moisture in the basement. The report is intended as reassurance for buyers. However, it didn’t have that effect on me. Only a few measurements were taken with a Gann Hydromette using a capacitive electrode. I am aware of the limitations of this device from the manual. Therefore, I understand that the values reported are not really conclusive.

Bauexpert schrieb:

The moisture must originate somewhere. It is good to know how the moisture rises – but even better would be to know the cause and the approximate costs of remediation.

Absolutely. We would not buy without that information.

Bauexpert schrieb:

I actually don’t know any valuation report that doesn’t list the approximate costs for necessary remediation measures. And — personally — I wouldn’t want to own walls that remain damp permanently. Stored items start to smell eventually; wooden-handled tools will slowly develop mold.

The basement definitely doesn’t smell. My wife has a very sensitive nose and found everything fine. After the first viewing, I had little concern. But I asked about the scope of the 1988 remediation because I wanted to know if a perimeter insulation (thermal insulation around the basement wall) was installed. That’s when I was given the report.

Bauexpert schrieb:

From my valuations, I roughly know the price range in Nuremberg; so I assume the residential house is offered at a reasonable price compared to the average price in Franconia. Although I always recommend it, I strongly urge you — do not just inspect the house with one expert/appraiser; invest a few hundred euros and commission a valuation report before you sign the contract at the notary.

We will definitely do that. That’s why I asked for recommendations for appraisers/experts. I wouldn’t want to ask the one who did the original report, since he is biased. I found some others online but unfortunately cannot judge who is really good.

I consider the house reasonably priced if there is no costly hidden problem in the basement. Otherwise, despite the great plot, it is not worth the price. It would be far too expensive to just tear down and rebuild in a worst-case scenario.

Bauexpert schrieb:

From such a valuation report — an inspection lasting about 2.5 to 3 hours — you can see what defects are present, what measures are necessary to renovate the house and bring it to an energy-efficient and economically reasonable state, and above all: you will then know where the water in the basement is coming from and what capital investment the renovation will require. It may require simple re-pointing, or the cause might be something other than missing waterproofing.

What bothers me less is the probably high energy consumption, but more the moisture in the basement. In my opinion, it makes no sense to be able to purchase a single-family home cheaply but take an uncertain risk. In this way, “affordable” often quickly turns into “quite expensive.”

Regards, Building Expert

Thanks again. You are probably too far away to be active as an appraiser there? Would you be able to prepare an initial report based on the documents (brochure, scope of work from the 1988 renovation, basement report, some drawings)? Of course, for a reasonable fee.

Best regards,
Michael

Hello Michael,

miho schrieb:

Thanks again. You are probably too far away to act as an expert assessor? Could you provide a preliminary report based on the documents (exposé, scope of work description for the 1988 renovation, basement inspection report, some drawings)? Of course, for appropriate compensation.

Thank you for your trust!

However, I am not an expert assessor, but have "only" worked for a long time as a consultant in the housing industry. I prepare evaluations solely during the pre-construction phase of new builds; also support/advice up to the signing of the construction contract. Usually, it does not matter where my client is located; they become wiser afterwards.

Although I can recognize many causes by now, it would not be appropriate for me to compile them for you since I am currently not a certified expert. You need a formal expert report prepared by a professional from that specific field—there are expert assessors for different building components or issues—who conducts assessments daily; continuously updates their knowledge; can be held liable in the worst case; and above all, must visit the property in person!

Have a look at the website of the Federal Association of Independent Experts (Bundesverband freier Sachverständiger e.V.); using their expert search, you will surely find someone in your region. Talk to up to three candidates first and go with your gut feeling regarding qualifications and pricing; then decide.

Good luck and best regards, Bauexperte

Hello Michael,
I think I can help you with your problem.
Kind regards to Franconia