Old real estate: apartment & house from older decades

Over 2,650,000 properties in Germany were built before the year 1919. And some time later in the middle of the century, there were even almost 7,500,000 houses! Of course, construction technology was different back then. But as the decades passed, the building industry rapidly learned and not only resorted to more efficient building materials, but also focused on the topics of sound and heat insulation, as well as fire protection.

Here is a brief overview:

• Built before 1919: 2,655,042
• 1919 – 1949 Built: 2,374,762
• 1950 – 1979 Built: 7,357,255
• 1980 – 1989 Built: 2,090,142
• 1990 – 1999 built: 2.490.829
• 2000 – 2011 built: 1.954.588

Each decade brought different advantages and disadvantages. Do you want to invest in a condominium built in 1940? Or buy an apartment building built in 1967 as an investment? Before we go into the different defects, here in advance the advantages and disadvantages of such an older existing property:

Existing property: advantages and disadvantages summarized

If you want to invest in an income property, then an existing property from older decades has very clear advantages: The purchase price is low and the rental yield is high. The ancillary purchase costs and the equity capital to be invested are also kept within reasonable limits. At the same time, maintenance costs are comparatively high.

Older existing properties in B and C locations make excellent yield properties!

Here again summarized, the advantages and disadvantages.

Advantage of buying an old property:

• Mostly more favorable purchase price
• Costs are calculable if you are aware of the defects
• Lower purchase price often ensures better return on investment
• Location in grown infrastructure

Disadvantage of buying an old property:

• High costs for maintenance and repairs
• Possible hidden defects

So what distinguishes the properties of different construction years from each other? And what are the respective defects you should expect? So let’s start chronologically – with properties older than 120 years.

Real estate with year of construction 1900

Cracks in the masonry are typical for older properties built before 1900. Due to the outdated construction technology of that time, thermal insulation is either non-existent or inadequate. The windows are usually single-glazed, letting the cold into the house in winter, while moisture accumulates in the attic and basement rooms. And some deficiencies can be found in the bathrooms as well: Lead pipes, which have not been permitted since 1971, can often be found here and usually need to be urgently replaced after purchase.

Typical for 120+ year old properties: energy sufficiency was not an issue back then!

Defects of real estate before 1900

Here is a brief overview:

• Cracks in plaster and masonry
• Lack of thermal insulation on the facade, roof and windows
• Damp basement
• Outdated technology and electronics
• Outdated clay and lead pipes in the bathroom

Real estate with year of construction 1900 – 1939

Similar defects can also be found in properties built between 1900 and 1939. A lack of underlayment lets cold and damp into the house, wooden beam ceilings are plagued by sponge infestation and the walls, which are often constructed far too thinly, are prone to mold. Not only the ceiling is made of wood, but also the stairs – an enormous fire risk!

Characteristic: In the past, no attention was paid to fire protection during construction!

Checklist: Defects of real estate around 1900 – 1939

All shortcomings briefly summarized at a glance:

• Missing underlays
• Condensation problems
• Sponge and mold infestation
• Hardly any fire protection available
• Obsolete clay and lead pipes
• Cracks in the masonry

Real estate with year of construction 1939 – 1945

Typical for real estate built between the years 1939 and 1945 is the poor building fabric. During the war, raw materials, time and energy were put into the war. Building was therefore fast and cost-saving, which is why both building fabric and the statics of some properties suffered. Unsuitable building materials were also used, such as building rubble and summer wood.

Checklist: Defects of real estate around 1939 – 1945

Typical deficiencies include:

• Poor building fabric
• Pest infestation due to wrong building material
• Static problems
• Cracks in the masonry
• Obsolete gas pipes
• Hardly any fire protection

Real estate with year of construction 1945 – 1959

Above all, poor or missing thermal insulation is often found in properties built between 1945 and 1959. Building materials that are now considered questionable were also often used. These include asbestos, tar, formaldehyde paint and lead paint. Still an issue: the lack of fire protection. After the war, houses had to be built quickly and efficiently. As a result, there is usually a lack of access for the fire department, and fire doors are also almost non-existent. Soundproofing was also not considered at the time, which is why old apartments from this period are often very bright.

Checklist: Defects of real estate around 1945 – 1959

Characteristic of real estate from the period are:

• Use of questionable building materials
• Lack of fire protection
• Lack of soundproofing
• Lack of thermal insulation
• Leaking gas pipes
• Cracks in the masonry

Real estate with year of construction 1960 – 1969

In the second half of the 20th century, the construction method improved. Wood was no longer used for stairs and ceiling. Instead, stone and concrete were now used and the windows were insulated with aluminum. Drains prevented moisture from causing mold in the basement and attic, and underlayment was installed. From now on, emphasis was placed on thermal insulation, but harmful substances continued to be used for this purpose.

Checklist: Defects of real estate around 1960 – 1969

Here is a brief overview:

• Building materials of concern
• Insulation harmful to health
• Concrete damage
• Uninsulated roof trusses

Real estate with year of construction 1970 – 1979

In the 1970s, building technology once again improves immensely. The newly adopted requirements for sound insulation lead to more efficient construction. Lead pipes are no longer laid, but copper water pipes, and construction is mainly done with concrete. Despite improved building materials, cold penetrates the living spaces in winter and leads to mold.

Checklist: Defects of real estate around 1970 – 1979

Typical deficiencies include:

• Parquet adhesive containing tar
• In need of renovation
• Concrete as a building material

Real estate with year of construction 1980 – 1999

Properties built in the last 30 to 40 years are usually characterized by their modern construction technology. Nevertheless, some deficiencies can be found here as well. The costs for maintenance are high, the roof connections are broken and the central heating before 1985 often leads to problems.

Checklist: Defects of real estate around 1980 – 1999

Here again the typical defects from 1980 – 1999:

• Connections and terminations for flat roof
• Central heating
• Expensive maintenance

Conclusion: Should you invest in old real estate?

Admittedly: Compared to new buildings of the modern age, properties from older construction years have their very own charm. And depending on the year of construction, they bring their own advantages and disadvantages, and with a little capital, even building services, roof and masonry can be renewed.

You can now find even more about the respective defects by year of construction on my new project for real estate buyers (Immobilien-Erfahrung.de):

• Year of construction property: defects and condition (external)

Old properties: apartments & houses from decades ago

More than 2.650.000 real estate properties were built in Germany before the year 1919. And some time later, in the middle of the century, there were even nearly 7.500.000 houses! Of course, construction techniques back then were different. But over the decades, the construction industry quickly learned and not only used more efficient building materials, but also focused on acoustic and thermal insulation, as well as fire protection.

Here is a brief overview:

• Built before 1919: 2.655.042
• 1919 – 1949 Built: 2.374.762
• 1950 – 1979 Built: 7.357.255
• 1980 – 1989 Built: 2.090.142
• 1990 – 1999 Built: 2.490.829
• 2000 – 2011 Built: 1.954.588

Each decade has brought its share of advantages and disadvantages. Would you like to invest in a co-owned apartment dating from 1940? Or buy a residential building constructed in 1967 as an investment? Before looking at the various drawbacks, here are first the advantages and disadvantages of an existing property of such an age:

Existing real estate: summarized advantages and disadvantages

If you want to invest in a rental property, an existing property that is several decades old has obvious advantages: The purchase price is advantageous and the rental yield is high. The additional purchase costs and the equity required for investment are also limited. At the same time, maintenance costs are relatively high.

Existing real estate properties that are older located in zones B and C are perfectly suitable as income-generating real estate!

Here is once again a summary of the advantages and disadvantages.

Advantage when buying an older real estate property:

• Generally more favorable purchase price
• Costs can be calculated if you know the defects.
• A lower purchase price often ensures a better return
• Location in a developed infrastructure

Disadvantage when buying an older real estate property:

• High maintenance and repair costs
• Possibility of hidden defects

What distinguishes real estate from different construction years? And what are the flaws you should expect? Let’s start with the chronological order, beginning with properties over 120 years old.

Properties built in 1900

Cracks in the masonry are typical of older properties built before 1900. Due to outdated construction techniques of the time, thermal insulation is either non-existent or insufficient. Windows are generally single-glazed and thus let in the cold in winter, while moisture accumulates in the attics and basements. Bathrooms also have some issues: lead pipes, which have been banned since 1971, are often still present and usually need to be replaced urgently after purchase.

Typical of buildings over 120 years old: energy efficiency wasn’t a topic back then!

Defects of properties built before 1900

Here’s a brief overview:

• Cracks in the plaster and masonry
• Lack of thermal insulation on the façade, roof, and windows
• Moist basements
• Outdated techniques and electronics
• Outdated clay and lead pipes in the bathroom

Properties built between 1900 and 1939

Similar defects can also be found in properties built between 1900 and 1939. The lack of underlayers allows cold and moisture to enter the house, the wooden beam ceilings are infested with mold, and the walls, often built in a way that is far too thin, tend to mold. The ceiling is not the only part made of wood – the staircase is as well – a huge fire hazard!

Characteristic: back then, fire protection was not considered during construction!

Checklist: Property defects from around 1900 – 1939

All defects briefly summarized at a glance:

• Lack of underlayers
• Condensation issues
• Presence of sponges and mold
• Limited fire protection
• Outdated clay and lead pipes
• Cracks in masonry

Properties built between 1939 and 1945

Real estate built between 1939 and 1945 is characterized by their poor structure. During the war, raw materials, time and energy were invested in the war. Therefore, buildings were constructed quickly and at low cost, which explains why the structure and statics of some real estate have suffered as a result. Inappropriate building materials were also used, such as rubble and summer wood.

Checklist: Defects of real estate around 1939 – 1945

Among the typical defects, there are

• Poor building structure
• Infestation of pests due to inappropriate building materials
• Structural issues
• Cracks in masonry
• Outdated gas pipes
• Limited fire protection

Properties built between 1945 and 1959

It is mainly poor or absent thermal insulation that is often found in real estate from 1945 to 1959. Construction materials now considered questionable were also frequently used. These include asbestos, tar, formaldehyde-based paints, and lead-based paints. Still relevant today: the lack of fire protection. After the war, houses had to be built quickly and efficiently. As a result, access possibilities for firefighters are generally lacking, and fire doors are rare. Sound insulation was also not considered at the time, which is why old apartments from this period are often very noisy.

Checklist: Defects of real estate around 1945 – 1959

The characteristics of real estate from that era are

• Use of questionable building materials
• Lack of fire protection
• Lack of soundproofing
• Insufficient thermal insulation
• Non-tight gas pipes
• Cracks in the masonry

Real estate built between 1960 and 1969

In the second half of the 20th century, construction improved. Wood was no longer used for stairs and ceilings. Instead, stone and concrete were used, and windows were insulated with aluminum. Drains prevented moisture from causing mold in the basement and attic, and under-roof screens were installed. The focus was on thermal insulation, but harmful substances continued to be used.

Checklist: Property defects around 1960 – 1969

Here is a brief overview:

• Suspect building materials
• Harmful insulation
• Concrete damage
• Uninsulated roof structure

Properties built between 1970 and 1979

In the 1970s, construction techniques improve significantly once again. The newly adopted guidelines regarding sound insulation through insulation lead to more efficient construction. Lead pipes are no longer used, but instead copper water pipes are installed, and buildings are mainly constructed from concrete. Despite the improvement in building structures, cold still penetrates living rooms in winter and causes mold.

Checklist: Property defects around 1970 – 1979

Among the typical defects, there are

• Parkett glue containing tar
• Needs renovation
• Concrete as a building material

Properties built between 1980 and 1999

Real estate properties built over the past 30 to 40 years are generally distinguished by their modern construction techniques. However, they can also have some drawbacks. Maintenance costs are high, roof connections are broken, and central heating systems installed before 1985 are often problematic.

Checklist: Defects in real estate from 1980 – 1999

Here are the typical defects from 1980 – 1999 once again:

• Roof connections and finishes for flat roofs
• Central heating
• High maintenance costs

Conclusion: Should you invest in older real estate?

It has to be admitted: Compared to modern new constructions, real estate built a few years ago have their own charm. And depending on the year of construction, they present their own advantages and disadvantages. With a little capital, it is also possible to renovate the technical installations, the roof, and the masonry.

You will find even more details on the respective drawbacks depending on the year of construction on my new project for real estate buyers (Immobilien-Erfahrung.de):

• Year of construction of the real estate: defects and condition (external)

Obligation to tolerate at a glance

• Anchored in the German Civil Code (BGB)
• Neighbour must tolerate certain encroachments on property e.g. construction crane or superstructure
• Tenants must tolerate modernisation or refurbishment

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Roof renovation – Roof renovation refers to the repair of a roof in terms of thermal insulation and waterproofing. Often the roof renovation is carried out as soon as minor damage, such as loose or loose tiles, are noticed. In exceptions and in the case of larger damages, a complete new covering of the roof is also carried out. For this purpose, above-rafter insulation is often used, which is attached to the roof truss over the entire surface. If there is a desire for photovoltaics on the roof, it is a good idea to plan a system as part of a roof renovation.

Requirements & possibilities

However, before starting the renovation, the craftsman looks at the exact structure of the house. It is looked whether it is an old building, new building, with flat roof or pitched roof. Then the options are discussed with the owner of the property and the duration of the work is planned. If they happen to be a roofer themselves, or are very handy, they can also do the roof renovation themselves. In any case, the last step before the actual renovation is to obtain the necessary building permits.

Costs, promotion & free photovoltaic system

The costs of a roof renovation are calculated from the material costs and the personnel costs for architects and craftsmen. Depending on the type of roof renovation, there is the possibility of receiving a grant of 10% from the KFW or a subsidy in the form of a particularly favorable loan. Compare rates: mortgage comparison. There is also the option to receive a completely free roof renovation. After the total costs are determined, the exact costs per square meter can be calculated. To do this, they must apply to a photovoltaic power producer and then receive in the best case a free roof renovation, including installation and lease income for the provision of their roof.

Roof renovation at a glance

• Repair, thermal insulation and waterproofing of the roof
• Full-surface insulation with above-rafter insulation
• Analysis: old building, new building, flat roof or pitched roof
• Do it yourself – only with craftsman expertise
• Building permits are necessary
• KFW subsidy 10% or favourable loan
• Free roof renovation with photovoltaic system & lease possible

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Sockets overview

• Placement should be planned in advance
• Device for a plug to establish a connection to the power supply network
• Surface-mounted or flush-mounted socket as 2 basic variants
• Special sockets such as outdoor sockets with cover & USB connection
• Most popular manufacturer: Gira
• Socket in English – “socket

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