ᐅ Cost Estimation for Renovation and Refurbishment Before Purchasing a House

Hello everyone,

We have been searching for a house for a long time and have finally found a suitable one.

From a layperson’s perspective (a detailed inspection by an expert still needs to be carried out), the building structure seems good. We really like the location and the plot. However, the attic is not developed, so the living space is too small for the four of us.

The following work would be carried out:
- Install a dormer along the entire south side of the roof
- Convert the attic into living space (3 bedrooms + bathroom)
- Remove two walls and build a new one on the ground floor
- Renovate the ground floor

Before purchasing, we would like to know the expected costs. I plan to have the planning and cost estimation done by an architect.

My question to you experts is whether this is a reasonable approach, or if I should rather get quotes from two to three specialist contractors for the renovations? Or should I consider another approach?

Thank you

Regards, Thomas

Peacebrother schrieb:
- Install a dormer along the entire south side of the roof

Is this allowed according to the building permit / planning permission? Often, dormers are limited to 2/3 (or another portion) of the roof area.

Perhaps the expert can provide a rough estimate of the costs?

Good evening Thomas,

Peacebrother schrieb:

Before the purchase, we would like to know the expected additional costs. I would have the planning and cost estimation done by an architect. My question to you experts is whether this makes sense, or should I rather get quotes for the renovations from two to three specialized firms? Or should I take a different approach?

I am not very familiar with Bavarian building law, but I believe that such extensive renovation work as you are considering will not proceed without involvement from the authorities. Accordingly, you will need help from someone who has expertise in this area, and that is an architect.

First and foremost, you need professional support that will enable you to decide whether you want or are able to purchase the property. This is an expert appraiser with experience in valuing existing properties. This expert will quickly and frankly inform you about the renovation costs you should expect if you want to bring the property into a long-term habitable condition. In the initial step, they can also provide you with a rough cost estimate covering the approximate expenses of your renovation measures.

If you arrive at a figure—total purchase price plus purchase-related costs plus renovation and remodeling costs—that you can accept, you should speak with one or two or three bankers, mortgage brokers, or insurers you trust. If those discussions also go well, you can proceed with the purchase. The next step will be to find and hire an architect and then obtain quotes. Whether these come from trade contractors for the respective specialties or from companies specializing in renovations is your decision, as both options have their pros and cons; as is often the case in life 😉

Kind regards, Bauexperte

You can initially get information about options for building or renovation permits and check the zoning plan for free at the local city office. Make an appointment and visit in person, not just call. During the conversation, you will likely come up with more questions.

Hiring a building inspector is not free but definitely worthwhile. Of course, you can first visit the house alone, and if you think it might be suitable, bring an inspector along for a second visit. Their fee is often around 200–300 euros (if you end up buying the house, their advice and evaluations are valuable, and if they help you avoid buying a problematic property, you could save hundreds of thousands), so it is definitely worth it.

Depending on the building’s age, there might be a risk of asbestos being used somewhere in the house. Remediation or removal can be VERY expensive because in Germany there are very strict laws regarding which certified companies are allowed to handle it (you won’t believe it, but in the Netherlands, you are allowed to do this yourself, just pack the hazardous materials twice in bags and have the municipal waste service collect them—no one checks whether you might contaminate the surrounding area by not working carefully).

Otherwise, the greatest risk with existing properties is moisture penetration, which can lead to mold formation. Depending on the type of mold, this can not only poison the indoor air quality but even damage the building structure itself. A good building inspector would certainly bring a moisture meter.