Inspecting Property in Germany: 8 Things To Check Before Buying a House

Avoid making expensive mistakes when buying a house in Germany. Learn how to inspect a property and its location before buying it.

Key takeaways

• Get a creditworthiness letter from a German bank to increase your chances of buying a house in Germany.
• Write down the questions you want to ask the seller.
• Explore the location where you want to buy a house.
  • Use Google Maps to research the facilities available in that region.
  • Visit the local market to get an idea of the people living in that region.
• Inspect the property building from the inside and outside before buying an apartment in that building.
  • Check the things that are costly to renovate—for example, the roof of the building, boilers, etc.
• Get a rough idea of the property renovation costs in your region. This will help you estimate the fair price of the property better.
• Inspect the property from the inside.
• Stay away from houses that show signs of dampness or fungus.
• You can hire a professional in Germany to inspect the property you want to buy. This might be a good idea if you are a first-time home buyer.
• The construction quality of German houses is excellent. Hence, buying an old property is very common in Germany.

Table of Contents

You assessed the property online and liked it. The next step is evaluating the property onsite. In this guide, you’ll learn how to evaluate the property location and the property.

NOTE: The more properties you visit, the more you will understand the market. Thus, you should see at least 5 properties before finalizing one.

How do you evaluate the location where you want to buy a house?

To evaluate an area, you need to consider the amenities, infrastructure, and people living there.

Check the amenities available in the area

Some amenities your parents or friends might have told you to look for are:

• public transport
• grocery shops
• hospitals
• schools
• parking, etc.

Based on your preferences and needs, the list of amenities will change. But, it’s important not to give equal preference to all the amenities.

Depending on the usage of the property, the weightage of each amenity will vary.

For example, if the goal is to rent the property to a young professional or a student. Then, it doesn’t matter whether a school is nearby or not. But, access to public transport and a grocery shop within a few minutes will make the property attractive.

Long story short,

• Make a list of amenities important to you.
• Prioritize them based on the usage of the property.
• Evaluate the amenities in the area to make sure they meet your requirements.

How do you evaluate the amenities of the area?

Here are a few things you do to evaluate amenities in an area:

• Visit them yourself. Visit the city center of the region. Sit in a restaurant. Check the hospitals nearby on Google Maps and their rating. You can check all the amenities available in an area on Google Maps.
• Ask the real estate broker. You can ask questions like, how far is the nearest school? Is it a good school? Do you know any fitness centers nearby? …

Observe the people living in the area

A locality is as good as the people living there. Thus, getting a general idea of who lives there is essential.

I look for three things.

• People from which cultural group live there
• Which age group’s density is higher
• People of which income group lives in that region

How can you collect data on the people living in the area?

Here are a few tricks that you can use.

• Go to the local market and explore it. Pay attention to the people in the market, as they are the ones living in that region.
• Check the shops in the area. Does the region have more bars or family restaurants?
  More bars will mean the region has a higher percentage of younger people. However, more family restaurants will mean it’s a family-friendly part of the city.
• Check what type of restaurants are in the neighborhood. For example, is it German, Italian, Greek, etc.?
  It will give you an idea of cultural groups living in that region. You can use Google Maps to do this research.
• Observe the cars parked nearby. This is an excellent way to determine which income group lives there.
  If the neighborhood has new and expensive cars, the residents are likely to be in the higher-income group and can afford the higher rent.
• Are the surrounding buildings in good shape? It’s a bad sign if people are not taking care of the building.
  It means they don’t have money to maintain the property or don’t care. In both cases, it’s not a good sign.

This analysis will give you an idea of the people living in the region and its overall vibe. Thus, you can make a better buying decision.

What should you check outside the property building before buying?

Check the following things about the apartment building.

The roof of the building

• Ask the seller how old the roof is.
• Compare your property’s roof with those of nearby properties. This will give you an idea of whether your house’s roof is newer or older.
• Check with the seller how old the roof insulation (Dämmung) is. Sometimes, roof tiles may be old, but the seller might have insulated the roof recently.

Changing the roof is expensive. If you think the property’s roof is old and needs renovation, adjust your purchase price accordingly.

How much does renovating the roof cost in Germany?

Here is an estimate for a 100 m² roof :

• New roof without insulation: around 10,000€ to 15,000€.
• New roof with rafter insulation (Aufsparrendämmung): around 30,000€.

Building walls

• Are they recently painted?
• Are there any cracks?
• Does the building look maintained?

If you cannot judge, then

• Ask the seller about the same.
• Read it in the House Union meeting minutes (Hausverwaltung Protokol).
• Compare the property with other properties in the neighborhood.

If the building is not maintained, you need to find out why.

• Is it that the seller does not care?
• Is it other apartment owners who do not care?
• Is the property renovation planned for this or in the coming years? If yes, is there enough money in the building’s cash reserve (Rücklage) to finance the expenses?

Based on your observations and answers from the seller, adjust the asked price or reject the property.

My 2 cents: Stay away from properties where people living there don’t contribute to its upkeep.

Building entrance

• How do the post boxes look? Are they in good shape?
• Check the names on the post box. This will give you an idea of people from which cultural group live there. For many, it’s important to know who lives next door.
• Check the number of names on a single post box. A post box containing many names indicates that the apartment is a shared accommodation (WG). On the other hand, one or two names on the post box indicate that a family or couple is living.

Generally, young professionals or students live in shared accommodations. Thus, If you want to convert your apartment into shared accommodation (WG), pick a building that already has WG.

On the other hand, if you prefer a family-friendly property, look for a building where families live.

Notice board

Look for anything unusual posted on the noticeboard—for example, complaints, warning notices, etc.

Garden

• Check whether the property has a garden or not.
• Is the garden maintained?
• Who maintains the garden? Is it maintained by the Haus Union (Hausverwaltung) or by the owners?
• Who can use the garden? Does everyone have access to it or only you?

The answers to the above questions you can find

• In the House Union meeting minutes (Hausverwaltung Protokol)
• By asking the seller
• Declaration of Division (Teilungserklärung)

Parking space

• Is the parking outside or inside?
• Is the parking area maintained?

How can you check the “outside” parking area?

• For outside parking, observe the ground. If the seller or House Union maintains the area, you will observe no cracks or unwanted plants.
• Check the paint used to mark the parking area. Is it eroded or maintained?

How can you check the “indoor” parking area?

• Ensure there are no signs of dampness and the lighting is proper.
• There are multilevel parking lots that use steel platforms to park cars. You should check the platform and make sure it’s not rusting. If it’s rusting, you may have to change it. Unfortunately, changing the platform may cost you a couple of thousands.

My 2 cents: Stay away from buildings or apartments with signs of dampness.

Fixing dampness or leakage can be expensive. It might or might not be covered by the building insurance. Additionally, you can’t judge the extent of dampness by inspecting the building from the outside.

Things to check inside the property building in Germany before buying

Basement (Keller)

• Make sure it has no signs of leakage or dampness.
• The basement should be well-ventilated. Thus, there should be no funny smell and fungus (Schimmel).

Roof of the property from the inside (if possible)

• Some properties have a storage room or space to dry clothes on the top floor. Does it look clean and maintained?
• Make sure it has no signs of dampness or leakage.

Stairs (Treppen)

• During the visit, take the stairs and ensure they are clean and maintained.
• Ask the seller who cleans the common areas: the people living in the building or a cleaning company?

Lift/Elevator (Aufzug)

• Ask the seller how old the elevator is.
• Use the elevator to check for any weird noises or vibrations.
• Old elevators might look and feel scary. However, owners in Germany must follow standard safety regulations. So, you should not be concerned.
• Check the monthly maintenance costs of the elevator. You can find this information in the financial plan (Wirtschaftsplan) or monthly maintenance fee breakup (Hausgeldabrechnung).
• If the elevator is old and needs to be replaced, it is an expense that will come out of your pocket. Thus, adjust the purchase price accordingly.

Heating

There are three standard heating systems found in German properties.

1. Central heating: In this heating system, a central boiler heats all the apartments in the building.
   In some buildings, the house union specifies the boiler’s operating time. So, if you forget to switch on the heaters (Heizung) during that time, you have to wait until the next time the boiler is on. I have seen a few properties practicing it.
2. District heating: The property does not have its own boiler. It gets hot water from the central district plants.
   District heating is one of the most energy-efficient options.
3. Each apartment has its own heating system: In this scenario, you (the owner) have a lot of flexibility. You can decide when to switch on or off the boiler. Moreover, you can decide when to replace the boiler with a new one.

Central Heating

• Check the boiler room. The goal is to get an idea of the boiler’s condition. Trust me; you’ll know when you will look at it.
• In Germany, the house union has a legal obligation to maintain the boiler and change it if required.
• Ask the seller whether the property has a gas or oil boiler. Modern houses usually have a gas boiler. But, there are many houses with oil boilers.
• If a boiler is old, House Union has to change it soon. Thus, add the cost to your purchase price.

Each apartment has its own heating system

• Ask the seller how old the boiler in the apartment is.
• If a boiler is old, you have to change it soon. Thus, add the cost to your purchase price.

Balcony

Who doesn’t like to hang out on a balcony during summer? So, if your property has one, check it from the inside and outside.

• When did the seller renovate the balcony?
• If it needs renovation, can you renovate it? Usually, House Union is responsible for the maintenance and renovation of the balconies.
• Ask the seller about the future renovation plans. You can also find this information in the House Union meeting minutes (Hausverwaltung Protokol).

Neighbors

Get to know your future neighbors. Check the entrance of other apartments in the building.

• Does it look clean, beautiful, and welcoming?
• If yes, it means other owners will actively participate in building renovations and upkeep.
• If possible, try to talk to them. They can tell you a lot about the neighborhood.

As a foreigner and an introvert like me, the chances of talking to a neighbor are zero. However, if you get lucky and someone talks to you, you can take this opportunity to clarify your concerns.

Here are some questions that you can ask:

• How is it living in this neighborhood?
• Is it their apartment, or are they living on rent?
• Is it a quiet neighborhood?
• Are there any complaints?
• Do people fight over something during house union meetings?

Things to check inside the apartment before buying it

You inspected the property building from the outside as well as inside. It’s time to check the apartment.

Doors

• Are the doors in good condition, or do you need to change them?
• Doors are not so expensive. But it is still a cost you must add to your purchase price.

Renovation Cost

• You can find a decent door within 100 €.
• Installation costs may vary depending on your location, door, and other factors. For example, it could range from 50€ to 1500 €.
• Dismantling old doors and dumping them can cost between 10 € to 50 €

Floor

There are the following types of floors available in Germany

1. Hardwood
2. Laminate
3. Vinyl or Linoleum
4. Porcelain or Ceramic Tile
5. Natural Stone Tile
6. Carpet

Here are a few things you should check and know about the floors in Germany.

• Hardwood is the most expensive and gives a premium look. However, it requires a lot of maintenance.
• Ensure the floors are dry and have no signs of dampness or fungus (Schimmel).
• If it’s a carpeted floor, ask the seller when they last washed it.
• If the seller hasn’t washed the carpet recently or it looks dirty, you must clean it before moving in. Thus, add the washing cost.
• Do you want to change the floor? If yes, add the costs to your purchase price.

Renovation Cost

• The cost of renovation depends on the floor type, quality, property size, region, etc. Thus, it’s difficult to give an estimate.
• The best way to know the approximate cost is to check it on myhammer.de or obi.de.

Walls and Ceiling

• Ensure the walls and ceilings are dry and have no signs of dampness or fungus (Schimmel).
• Do the walls have wallpaper or paint? Each has its pros and cons.
• Again, there are many wallpaper and paint options to choose from. Decide how much you want to spend and add the costs to your purchase price.

Renovation Cost

• Changing the wallpaper and painting the apartment is not expensive. Painting a 50 sqm apartment in Stuttgart costs around 2000 €. The price varies based on the material you used and the size of your property.
• The carpet’s washing cost depends on the carpet, property location, and how you want to wash it. So, it can cost from 10 € per square meter to 40 € per square meter.

All the costs mentioned above are to give you a rough idea. Check websites like Obi, hammer-zuhause, etc., to familiarize yourself with the material costs.

Tip: Always add 10% to 20% to your original renovation estimate. More often than not, you end up spending more than you planned on renovations.

Heating system

As discussed earlier, there are different types of heating systems. This section will discuss the situation when the apartment has its own boiler.

• Check how old the boiler is in your apartment. You can ask the seller for this information. You can even ask for the purchase receipts if it’s a new boiler.
• If the apartment has its own boiler, you have the freedom to upgrade it. So, you can install an energy-efficient boiler to save running costs. But you don’t have this freedom with other heating systems.
• Some properties have separate boilers for heating the property and warm water for a bath. In this case, I check both boilers.

Renovation Cost

• The cost of the new boiler varies based on the size and brand of the boiler. However, it can be anywhere between 100 € and 800€ approximately.
• Installation costs and ancillaries (e.g., pipes, fixtures, etc.) are separate.

Windows

• Is the window frame made up of PVC or wood? Both frames have their pros and cons. In general, PVC frames are cheaper and require less maintenance.
• Check whether the window is single, double, or triple insulated glass. The more insulated windows a house has, the more energy-efficient it is.
• When did the seller change the windows? You can get this information by asking the seller or reading the date engraved on the window.
  Most of the windows installed in German houses have the date inscribed. Inspect the space between the two glasses carefully to find it.
• Check whether you can change the windows of your apartment yourself
  or you need permission from the House Union. Usually, the House Union is responsible for changing the windows. You can find this information in the Teilungserklärung document.

Renovation Cost

• A single 1×1-meter window costs approximately 100 €. Then, add another 80 € as the labor cost of installing it.

TIP: myhammer.de is one of the websites where you can find the renovation estimates. Check how much a particular renovation costs before finalizing a property.

Radiators (Heizkörper)

• Are the radiators old? Do they need to be painted? Old radiators may look ugly. But, if they work fine, the main reason to change them is aesthetics.
• Ensure no signs of leakage from the pipes carrying hot and cold water. If radiators or pipes leak, you might have to fix or replace them.
• See if the thermostat is working as expected.

Renovation Cost

• A new radiator can cost 70 € to 150 €, depending on the brand and the size. You can check the price online on OBI or Hornbach.
• Dismantling and installation costs are separate and vary from location to location.

Electricals of the property

• Are the switches in the apartment burnt? Usually not! But, if they are, ask the seller what happened.
• How many sockets does the property have? In current times, everything is powered by batteries and electricity. Thus, every room should have at least 4 to 5 power sockets.
• If you don’t have enough sockets, you or the tenant will use power strips. However, putting a lot of electrical load on a single socket and wire is a safety hazard. It may lead to heating of the wire and ultimately fire.
• If the house does not have enough sockets, add the electrician’s cost to add more.
• Check whether there is a heavy-duty switch for high-voltage appliances like boiler, stove, dishwasher, refrigerator, oven, washing machine, and dryer. From a safety perspective, the property should have a dedicated heavy-duty switch and wiring for each high-voltage appliance.
• The property may or may not have dedicated heavy-duty switches for all the equipment. If it doesn’t, you should be aware of it before you buy. You can check it by looking at the property’s main switchboard.
  If you don’t see a separate main switch for any of the appliances, add the installation cost.
• Lastly, ask the seller how old the wiring of the property and the property building is.
• The life of a PVC wire is 50 to 70 years. So, if it’s older than that, rewiring needs to be considered.
• If you are buying an apartment, you can only change the electricals of your apartment. Maintenance of the building’s electricals is under the House Union.

Renovation Cost

• Installing new electrical wiring is expensive and can cost around 10k for a small apartment of 55 sqm in the Stuttgart region.
• Contact the local vendors in your area to check the price. Google “elektrik erneuern” or “elektroinstallation” to find the vendors.

Bathroom

• Make sure there are no signs of dampness or leakage. The moisture leads to fungus, which can go deep into places you cannot see with naked eyes.
  In the worst-case scenario, fixing fungus may take several days to months and cost you a lot.
• Check the taps for cold and hot water in the toilet and kitchen.
• If no one lives on the property, ask the seller to switch on the heaters to ensure they work.
  I learned this the hard way. When I visited an apartment to rent it, the boiler was broken, and I didn’t check it. So, when I moved in during winters, there was no heating.
  Fixing the boiler cost me money, time, and inconvenience. So learn from my mistake.

Renovation Cost

• If you do not like the toilet, bathroom, or WC, go to myhammer.de and get an estimate for renovating it.
• You can also contact local plumbers (Sänitar) to get a renovation estimate.
• Bathroom renovation is expensive and can cost you thousands of euros.

Is it okay to buy an old property in Germany?

Yes, it’s okay to buy an old property in Germany. For example, I bought an apartment constructed in 1965 in 2020.

The owners did a great job maintaining the building and the apartment, and so far, I haven’t faced any problems.

The construction quality of German houses is outstanding. So, as long as the owners maintain the property, nothing terrible will happen.

Read our book on buying a house in Germany. The book will answer most of your questions.