No real estate sale without an energy certificate

The creation of an energy performance certificate (in accordance with §16 of the EnEV) may only be carried out by qualified experts. This means that you need to look for an expert with the appropriate license. According to §16 EnEV, every potential buyer of a property must receive an energy performance certificate. As the owner and seller of a property, you are obliged to have the certificate drawn up and to include it in the sales documentation. Refusal to present the energy certificate is an administrative offense and can be punished with a fine of up to 15,000 euros.

Why is the energy performance certificate so important?

It provides the buyer with all relevant information on the energy status of the property. It also provides information on the previous energy consumption and the expected energy costs for the future owner. A negative energy balance indicates to potential buyers that refurbishment is necessary, which can mean high costs for replacing the electrics and heating system, for example.

Energy certificate quickly explained

The 5 most important facts about the energy performance certificate

1. Legal obligation: An energy performance certificate is required by law when selling a property.
2. Decision criterion: The energy efficiency of the property is a key criterion for potential buyers.
3. Information on energy efficiency: The energy performance certificate provides information on the energy efficiency of the house and the predicted energy consumption.
4. Scale from A+ to H: Energy efficiency is rated on a scale from A+ to H, with H indicating an urgent need for renovation.
5. Administrative offense if not presented: Owners must have the energy performance certificate drawn up and present it; refusal to do so can be punished with fines of up to 15,000 euros.

The energy performance certificate, or the energy status of the property, also plays a role in real estate valuation and the valuation of apartment buildings.

Structure: Content and structure explained

Here is a short video explaining the individual elements of the energy performance certificate step by step.

Demand or consumption certificate? Costs and benefits

Both forms work, but here is the difference between:

1. Consumption certificate
2. Demand certificate

Consumption certificate quickly explained

A consumption certificate usually costs 100 euros, while a demand certificate costs between 300 and 500 euros. The cost of the energy performance certificate is borne by the owner, who is obliged to provide this data when selling the house. A meaningful energy performance certificate provides more detailed information for the buyer and is therefore recommended, even if it costs more.

The consumption certificate is based on the last 3 annual bills from the energy provider. It provides information on the past energy consumption of the building and, compared to the consumption certificate, offers less precise data on the energy status and future consumption.

• Costs: A consumption certificate is cheaper than a demand certificate, which is more expensive.
• Historical reference: Based on the last 3 annual bills of the energy operator.
• Limited informative value: Provides less precise data on the energy status and future consumption compared to the demand certificate.

Demand certificate quickly explained

The demand certificate costs between 300 and 500 euros and contains specific facts that are checked by an energy consultant on site. In contrast to the consumption certificate, the demand certificate looks at energy consumption in perspective. An expert assesses the condition of the building, the insulation and the heating system on site in order to draw up a forecast for the energy balance.

It requires a detailed on-site inspection by a specialist and provides more precise data on the energy status and future consumption than the consumption certificate. Due to its accuracy and informative value, the requirement certificate is often more meaningful for potential buyers.

• Costs: A demand certificate is more expensive than a consumption certificate.
• Future-oriented: Takes into account future energy consumption and the energy requirements of the building.
• Specialist assessment: Requires a detailed assessment by a specialist on site to produce a comprehensive forecast for the energy balance.

Valuate property

House valuation, apartment valuation, what do you have to pay attention to for a good sales price? You can find my tips here:

• Valuate property

1) Sales under time pressure, poor preparation

The effort and scope of selling a property are often underestimated. A frequent consequence is the resulting time pressure, which has a negative impact on the sales price. Mistakes in the preparation of the sale can have far-reaching consequences – and not just financial ones. After all, the buyer must also obtain financing from their bank with the information and documents provided. Inadequate preparation can cause the sales project to fail at any stage.

Tip: Leave nothing to chance. Take enough time to prepare for the sale of your property.

Set your goals and plan the steps of the sale with foresight. Let our professional service support you in the targeted and best possible sale of your property.

2) Incorrect estimation of the purchase price

The asking price is always based on the value of the property. However, the owner’s personal assessment is often very different: The sales price is estimated too high or too low. In both cases, a financial loss is incurred and the buyer may not be able to finance the property. Our fair market valuation is made up of various factors. In our valuation, we only consider properties that are comparable to yours. This applies to the type of house or apartment as well as the property location and furnishings. Determining the purchase price is a crucial aspect of a successful real estate sale.

Tip: Our process evaluates the properties sold in your region and thus determines a realistic sales price in line with the market. Don’t give away any money.

You can find everything you need to know about the valuation here:

• Valuate property

3) Incomplete or missing documents

Obtaining and submitting documents for the sale of the property is necessary at every stage. Prospective buyers, authorities, offices and banks require documents or issue them. Compile all the necessary documents as early as possible. Current land register extracts are issued by the local court, and the declarations of division for the residential complex are also important. The complete key data on the property, which can be found in the construction plans, land register extracts and site plans, will be requested by serious prospective buyers at the latest at the viewing appointment. If an energy certificate or important documents are not available at an early stage, potential buyers may lose interest or the sale may fall through at a later date – for example, if the bank objects to missing documents or a purchase price that is too high.

Tip: If you wish, we can obtain many of the required documents for you.

Here is a list of the most important documents for house and apartment sales:

1. Floor plans
2. Site plan
3. Land register extract
4. Fire insurance certificate
5. An overview of the ancillary costs
6. List of all renovation work
7. Photos
8. The current energy certificate
9. The specification of the living space
10. Any existing rental agreements
11. If there is more than one owner, please specify the ownership structure
12. A detailed description of the property

More about the most important documents here:

• Documents sale

4) Poorly represented property

Today, properties are sold online – regardless of whether it is a divorce, separation or inheritance. Prospective buyers search for suitable properties in social media and online databases on the Internet. Present your property in the best possible way and in line with your target group.

Tip: Before the viewing appointment and even before the first photo session, the property for sale must appear well maintained and homely.

Don’t miss out on getting your property in top condition inside and out.

• Do not put off repair work and maintenance any longer.
• Declutter and create a clear impression.
• Ensure cleanliness and a homely and appealing atmosphere.

Home staging” pays off. This involves preparing the property so that potential buyers feel right at home and fall in love with the property. We will be happy to provide you with advice. Some tips on home staging:

• Remove personal items before the viewing appointment
• Enhance the property visually and emotionally

5) Photos: Daylight, open space and diversity

However, the most important factor is probably the pictures – especially for real estate marketing and the exposé. A buyer naturally wants to see as much of the property as possible to get an idea of whether the property could be something for them.

To take great pictures of your property, there are a few things you need to bear in mind: First of all, the rooms should of course be tidy and clean. You should also make sure you take the pictures in daylight so that the rooms can be seen clearly and buyers can assess how much daylight enters the rooms.

The most beautiful room, the roof terrace, the open kitchen or perhaps the bay window with a view. Your cover picture should be the most expressive and represent the best of the property. Pictures of all rooms and, if available, the garden/balcony/terrace, an exterior view and, above all, a floor plan should not be missing.

Photo tips at a glance:

• Rooms clean and tidy
• Daylight (speaks for bright rooms)
• First picture should be the best photo
• Cover all rooms and surfaces
• Floor plan

You can find out what is important in an exposé here:

• Create an exposé

6) Poorly prepared for the viewing appointment

Prospective buyers have important questions at viewing appointments. They need time to familiarize themselves with the property and its surroundings. Competent and technically sound information is expected when it comes to structural issues. When selling properties, detailed questions are asked about the common property, as these shares are also purchased together with the property.

Tip: We will help you with any questions you may have at the viewing appointment. We already make a pre-selection when selecting prospective buyers so that neither time nor effort is wasted.

We take care of the sales negotiations for you. With our many years of experience, we can conduct the negotiations for the sale of your property very successfuly. As estate agents, we remain objective and do not allow ourselves to be pressured into decisions.

• Viewing appointment tips

Conclusion: How to avoid mistakes & risks?

If you want to sell your property and avoid these pitfalls from the outset, contact a real estate agency directly. Real estate agents are contacts with expertise who not only have years of experience, but also the necessary know-how and knowledge.

With an estate agent’s service, you can avoid lengthy negotiations and negative buyers, so that you can have a purchase contract drawn up for the property promptly and initiate the handover.

The most important documents in the sale of real estate

To ensure a smooth and successful sales process, it’s important to carefully gather all relevant documents and sales materials. By providing the necessary information in advance, potential buyers and their agents can more easily gain insight into the property and make informed decisions. Below is a compilation of important documents that will help you complete your sale more quickly and successfuly.

First, for you the most important documents in the sale of real estate compiled in an overview.

Tip! At the end you will find my document checklists for house, apartment & property. Here you can quickly see which documents you need and when.

Everything important at a glance:

Land use plan

What is it? The land use plan is an urban planning instrument that shows the intended use of land in a municipality. It determines which areas are intended for residential areas, commercial areas, green spaces, traffic routes, etc. and serves as the basis for further development planning.

Where to get it? The land use plan is kept at the relevant city or municipal administration. One can inspect it there or get copies of it.

Development plan

What is it? The zoning plan is a legal plan that contains regulations on the way in which land can be developed. It specifies exactly which buildings may be erected on a plot of land, how high they may be, what distances must be observed and what uses are permitted. The development plan is binding and must be observed in building projects.

Where to get it? The zoning plan is drawn up and maintained by the relevant city or municipality administration. You can see it there or get a copy.

Real estate map / cadastral map

What is it? The real estate map or cadastral map is a topographic map on which the boundaries of properties, their areas and, if necessary, other information are recorded. It provides a detailed overview of the geographic location and extent of land and is important for questions of land ownership, land use and surveying.

Where do you get it? The real estate map or cadastral map is kept at the cadastral offices or surveying offices. You can inspect it there or get copies of it.

Current extract from the land register

What is it? The current extract from the land register is a document that contains information about ownership, encumbrances and rights to a property. It provides information about the current owner, any land charges, mortgages, easements or other restrictions encumbering the property. The land register extract serves as proof of ownership and possible rights of third parties.

Where to get it? The current land register extract can be requested at the local land registry or notary’s office. There the corresponding entries in the land register are kept and one receives a certified copy of the extract.

Contaminated sites / list of contaminated sites

What is it? Contaminated sites are soil or water contaminations that have arisen from previous use and pose a potential threat to the environment. The

Contaminated site register is an official list in which such contaminated sites are recorded. It provides information about known locations of contaminated sites and serves as a basis for remediation measures and environmental protection.

Where to get it? The register of contaminated sites is maintained by the environmental authorities. You can get information there about known contaminated sites or view the directory.

Building encumbrances

What is it? Construction encumbrances are obligations under public law that rest on a property and prescribe certain construction measures or restrictions on use. They can, for example, relate to the maintenance of boundary distances, the design of access roads or the connection to utility lines. Construction encumbrances are binding and must be observed in construction projects.

Where can you get it? The responsible building authority or municipal administration can provide information about existing building encumbrances. The relevant entries are kept there and you can inspect them or obtain copies.

Index

What is it? The proof of development documents that a property is properly connected to the public utility network (e.g. water, electricity, roads). It contains information on whether and how the property has been developed with the necessary infrastructure and whether all specifications and requirements have been met.

Where do you get it? The proof of development is usually provided by the developer. They can provide information about the development situation of the property and issue the certificate accordingly.

Real estate liens to be discharged

What is it? Real estate liens are encumbrances on real property, for example in the form of mortgages or land charges. They serve as security for loans or other claims and are entered in the land register. Encumbrances on real property can restrict ownership and the freedom to dispose of the property.

Where to get it? Information on mortgages to be paid can be found in the land register or at the relevant land registry office. The relevant entries are kept there and you can obtain information or a certified copy.

These were the most important documents.

Free and online, my checklist for your real estate sale. You need these documents! Just one of our real estate tools.

House sale: checklist

Apartment sale: checklist

Sale of land: checklist

Service charges when selling an apartment: checklist

The sale of an apartment is associated with various costs, which may vary depending on the country and region.

Before we take a closer look at the individual fees, here is an overview of the most important cost items:

1. Brokerage fees
2. Notary fees
3. Real estate transfer tax
4. Costs for the valuation
5. Costs for the most important documents

In most cases, owners decide not to sell their apartment privately and instead hire an agent to sell the apartment. As a result, brokerage fees also usually make up a large portion of the additional costs. Let’s take a closer look at them.

Brokerage fees for marketing & sale

When you hire a real estate agent to sell your home, you usually have to pay a broker’s commission. This commission varies depending on the agent and can range from 3% to 7% of the sale price. Brokerage fees usually include the cost of marketing the property, conducting viewings, assisting in negotiating the purchase price, and preparing the purchase contract.

Between 3% and 7% of the purchase price

Notary costs in the settlement

When selling an apartment, it is a legal requirement that the transaction be handled by a notary. Therefore, here too, you cannot avoid notary fees. The notary fees consist of various fees that are based on the purchase price of the property and are set by law. They amount to 1.5 – 2% of the purchase price. These include, for example, the basic fee, which is based on the value of the property, and the fees for drawing up deeds and certificates.

Between 1.5 and 2% of the purchase price

In most cases, the buyer pays the notary costs.

Real estate transfer tax: payable by the buyer

The sale of an apartment also incurs land transfer tax. This is also paid by the buyer. The amount of the real estate transfer tax varies depending on the federal state and is between 3.5% and 6.5% of the purchase price. It is calculated on the basis of the purchase price and must be paid to the tax office within a few weeks of the purchase.

Between 3.5% and 6.5% of the purchase price

You can find out everything else about taxes here:

• Apartment sale taxes

Costs for real estate valuation

Whether it’s a maisonette or a micro apartment – before you sell your apartment, you first need to know how much the property is worth. For this purpose, the apartment is inspected by a certified appraiser for condition and possible defects, and a value appraisal is prepared. This forms the basis for the subsequent purchase price. The costs for an appraisal can range from a few hundred to several thousand euros, depending on the scope and type of the appraisal.

Fees for the most important documents

For the sale of an apartment you also need several documents, which you not only have to hand over to the new owner, but which you also need, for example, for the purchase contract and the sales transaction. These include, for example, the energy certificate, an extract from the land register, and the development plan. You can get the consumption-oriented energy certificate for less than 100 euros, for the demand-oriented certificate you should expect several hundred euros. You should also not forget the extract from the land register. This costs 10 euros uncertified and 20 euros certified.

Some costs for obtaining sales documents at a glance:

• Consumption-oriented energy certificate: under 100 euros
• Demand-oriented energy certificate: over 100 euros
• Uncertified extract from the land register: 10 Euro
• Certified extract from the land register: 20 Euro

Optional: Renovation & modernization costs

In order to increase the value of the property and the purchase price, some owners decide to renovate and modernize their apartment shortly before selling it. The cost of this depends on the extent of the renovation work, the materials used and the size of the apartment.

Conclusion: Calculate costs in advance

In summary, the sale of an apartment involves various costs that should be calculated precisely in advance. Precise planning and preparation can help to avoid unpleasant surprises and unnecessary costs. It is therefore advisable to obtain comprehensive information in advance and to prepare an accurate cost overview.

Apartment sale without a broker: That speaks for it

In this case, you will have to take care of the sales process yourself, including creating ads and organizing viewings.

Let’s take a closer look at the advantages and disadvantages.

Advantages: Saved costs & faster processing

One of the biggest advantages is that The most important factor is certainly that you can save the broker’s commission, which is usually incurred in a successful sale. This commission is usually several thousand euros and can therefore represent a significant portion of the sale price. In addition, you always have full control over the sales process and can always decide yourself about viewing, buyer & Co.

The biggest advantages at a glance:

• Savings on broker commission
• Control over the sales process
• Direct contact with potential buyers
• More personal appearance
• Faster processing of formalities

Disadvantages: Lack of professional support

However, a sale without a real estate agent is also associated with some disadvantages. For example, you have to take care of creating advertisements and organizing viewings yourself, and you don’t have the support of a professional real estate agent in evaluating the apartment and handling the contract. In addition, it can be difficult to find a suitable buyer if you do not have an extensive network or experience in selling real estate.

All disadvantages summarized:

• Time and resource consuming
• No support of a professional broker
• Lack of network and experience in real estate sales

You see: Selling without a realtor is worth it. Even if you lack experience, a private apartment sale is not impossible. If you follow these steps, nothing will stand in the way of your sales success.

Procedure: From the valuation to the purchase contract

If you decide to sell your apartment without the help of a real estate agent, you should follow these steps.

An overview of the process:

1. Have apartment valued
2. Create sale ad
3. Organize tours
4. Negotiate purchase price
5. Create purchase contract
6. Apartment handed over to buyer

Have apartment valued

The first thing you need to do is find out how much your apartment is worth. To do this, you can use various online tools or real estate portals to value your apartment and determine the average price per square meter in your area. A professional property valuation by an appraiser is also possible.

Create sale ad

Once you have determined the value of the apartment, you need to create an advertisement to draw the attention of potential buyers to your apartment. For this purpose, you can place ads in newspapers, online real estate portals or even on social media platforms. Make sure to include meaningful photos and detailed information about the apartment.

Organize tours

Once you have received inquiries from potential buyers, you should organize and conduct viewing appointments. You should be flexible and offer appointments at weekends or in the evenings to accommodate as many interested parties as possible.

Negotiate purchase price

Once a buyer has been found, you need to negotiate the selling price. Here it is important to set a realistic price and not to make too high demands. Also, make sure to answer all the buyer’s questions and provide additional documents or information if needed.

Create purchase contract

Once the buyer and seller have agreed on a price, you need to draw up the purchase contract. For this, you can use standardized contract templates or seek advice from a lawyer. The contract should contain all the important information about the apartment and the conditions of the sale.

Apartment handed over to buyer

Now you just need to make a notary appointment to complete the sale. After the sales contract has been signed, you have to hand over the apartment to the buyer. Here you need to provide all the necessary documents and keys and also make a handover protocol to record any damage or defects.

It is important that you proceed carefully with each step of the sales process and take sufficient time to organize and carry it out. If you are unsure or need assistance, you can also consult a notary or a lawyer to ensure that all legal formalities are complied with.

Costs: Notary, energy certificate & Co.

As mentioned above, you can save the broker’s commission if you decide to sell without a broker. However, you will still have to bear some costs that come along with the sale. Here are some of the costs that may come your way as a seller:

• Notary fees
• Costs for the application of the energy certificate
• Marketing & advertising costs

Overall, the cost of selling an apartment without a broker may vary depending on the value of the property and the scope of services used. It is advisable to find out in advance about the possible costs in order to make a realistic calculation of the proceeds of the sale.

Important documents at a glance

As we all know, good preparation is half the battle. This also applies to the documents. It is best to compile them in advance and keep them in an important folder that you can access at any time.

In any case, you can not do without these documents:

• Land register excerpt
• Energy certificate
• Purchase contract
• Parcel map
• Floor plan
• Building description
• Living space calculation
• List of maintenance measures
• Overview of the house payments

Make sure that all documents are always complete. Additional costs may be incurred, especially for the application for the energy certificate and the land register extract.

You can find everything you need to know about the most important documents here:

• Documents sale

Checklist: This is what you should pay attention to

Here’s a checklist of some important questions to ask yourself when considering whether to sell your home without a realtor:

1. Do you have the time and resources to handle the apartment sale yourself?
2. Do you have experience in dealing with real estate sales?
3. Can you realistically estimate the value of your home?
4. Do you have all the necessary papers and documents together?
5. Are you ready to negotiate with potential buyers?
6. Do you have a clear idea of what you want to achieve in terms of sales?
7. Do you have the necessary knowledge to clarify legal issues related to the sale?

Conclusion: Selling an apartment without a broker is worthwhile

In summary, selling an apartment without a broker is an option that has many advantages. First of all, you save the broker’s commission that would otherwise be due, which can be a considerable sum, especially for expensive properties.

At the same time, selling without a real estate agent also requires some time and work, since the seller must take over all tasks himself. These include, for example, advertising the apartment, conducting viewings and negotiations, as well as preparing and reviewing the necessary documents. However, if one is willing to take on these tasks and has the necessary knowledge and skills, selling without an agent can be a sensible decision that leads to a successful and satisfying selling experience.