Additional costs when selling an apartment: Checklist

The sale of an apartment is associated with various costs that can 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. Real estate agent fees
2. Notary costs
3. Land transfer tax
4. Costs for the valuation report
5. Costs for the most important documents

In most cases, owners decide against selling their Apartment privately and instead commission a real estate agent to sell the apartment. Therefore, the agent’s fees usually make up a large part of the additional costs. When a Real Estate Valuation is useful and what it costs, you can find out in our guide. The agent’s fees usually make up a large part of the additional costs. Let’s take a closer look at them.

Agent Fees for Marketing & Sale

If you hire a Real estate agent to sell your apartment, you usually have to pay a real estate commission. In the Real estate commission calculator, you can see all the costs for buyers and sellers at a glance. This commission varies depending on the agent and can range between 3% and 7% of the sale price. The agent fees typically include the costs of marketing the property, conducting viewings, assisting with the negotiation of the purchase price, and drafting the purchase contract.

Between 3% and 7% of the purchase price

Notary costs during the transaction

When selling a property, the process through a notary is legally required. Therefore, you cannot avoid notary fees here either. Notary fees consist of various charges that are determined according to the purchase price of the property and are legally set. They amount to 1.5 to 2% of the purchase price. This includes, for example, the basic fee, which is based on the value of the property, as well as the fees for the creation of documents and certificates.

Between 1.5 and 2% of the purchase price

In most cases, the buyer covers the notary fees.

Land transfer tax: To be paid by the buyer

When selling an Apartment, the real estate transfer tax also applies. This is also paid by the buyer. The amount of the real estate transfer tax varies by federal state and ranges between 3.5% and 6.5% of the purchase price. It is calculated based on the purchase price and must be paid to the tax office within a few weeks after the purchase.

Between 3.5% and 6.5% of the purchase price

Find out more about taxes here:

• Selling an Apartment Taxes

Costs for property valuation

Whether it’s a duplex apartment or a micro apartment – before you sell your apartment, you first need to know how much the property is worth. For this, the apartment is inspected by a certified appraiser for its condition and possible defects, and a valuation report is created. This forms the basis for the later selling price. The costs for a valuation report can vary depending on the scope and type of appraisal, ranging from several hundred to several thousand euros.

Fees for the most important documents

For the sale of an apartment, you also need several documents that you must not only hand over to the new owner, but also need for the purchase contract and the sales process. These include, for example, the energy certificate, a land register extract, and the zoning plan. You can get the consumption-based energy certificate for less than 100 euros, while the demand-based certificate will cost you several hundred euros. Don’t forget the land register extract either. This costs 10 euros if not notarized and 20 euros if notarized.

An overview of some costs for obtaining the sales documents:

• Consumption-based energy certificate: under 100 euros
• Demand-based energy certificate: over 100 euros
• Unnotarized land register extract: 10 euros
• Notarized land register extract: 20 euros

Optional: Renovation & Modernization Costs

To increase the property value and raise the selling price, some owners decide to renovate and modernize their apartment shortly before selling. The costs involved depend both on the scope of the renovation work and the materials used, as well as the size of the apartment.

Conclusion: Calculate Costs in Advance

In summary, it can be said that selling an apartment is associated with various costs that should be carefully calculated in advance. Detailed planning and preparation can help avoid unpleasant surprises and unnecessary expenses. Therefore, it is advisable to thoroughly inform yourself in advance and create a detailed cost overview.

Additionally, in the following there may be slight grammatical errors, as this article was written by a German tax expert. This does not detract from the quality of information.

Sanierung, Modernisierung or Renovierung? Why?

Further down we explain all the details about things you have to know about renovating or refurbsihing your house or property in Germany. But first, we look at what the terms which you will often hear in the German real estate market even mean. So, what does Sanierung mean?

What is a “Sanierung”?

A Sanierung is an improvement on fundamental issues or problems which make living in a building difficult or very uncomfortable.

In German, there are multiple words for what in other countries may all fall under the term renovation. There are three types of these. First, a Sanierung, which is a very fundamental improvement and update to all things in the house, this means e.g. old sinks may be replaced. The translation of Sanierung is refurbishment. In general this is more effort than just a renovation, as a real issue is fixed. A renovierung is the second type. Here, more aesthetic things like the colour of the walls will be redone. Lastly, a “Modernisierung”. This is, as the word implies, when current state of utilities, walls, etc. are made more modern.

Sanierung is a renovation which fundamentally removes problems in your apartment, house, etc.

This article is part of our guide on German real estate and tax optimization. Learn more here:

• Save Money – Tax Optimization with Property Investments

Sanierung as Effective Increase in Value of your Property

The renovation not only provides a modern look, it also saves energy and thus increases the value of the house. For economic reasons, renovation often makes sense. This is also true if you do not want to sell the house and hope to get a higher sales price by the renovation. Because by the so-called energy renovation you can reduce your additional costs significantly, so that the investment pays off in the long run.

Risk of Damage Decreases: Selling Price Increases

In addition, the premiums for residential building insurance for refurbished houses are significantly lower than for properties without core refurbishment. This is due to the fact that the risk of damage is significantly reduced, so that in many cases more than half of the insurance costs can be saved. If you would like to sell your house and are not sure whether renovation is appropriate, you are welcome to contact us.

Holistic Refurbishment: One-time Expense

When renovating a house, it should always be considered as a whole. Because only extensive renovation leads to better living quality and lower energy costs. For buildings in desolate condition, a core renovation is necessary. In addition, under certain circumstances a roof renovation can become due. This is the only way to create the optimal basis for a renovation. Afterwards, a tight building envelope is produced, which, due to good insulation, ensures that the heating remains in the house.

This also includes the installation of a new heating system, which at least partially uses renewable energies. Multiple glazed windows with good insulation also contribute to a better energy balance.

Modernization and value enhancement at a glance:

• Increase in value through modern appearance
• Energy efficiency and economy
• Higher living quality
• Reduction of additional costs
• Higher selling price

Core Renovation & Roof Renovation

Before you start with the renovation, you should have an expert determine which measures are necessary for your house. Once you have identified the weak points, you can start planning.

Core and roof renovation is by no means necessary for all buildings. However, if you buy a old building, it can happen that you are suddenly faced with this task.

All electrical and water pipes are replaced as part of the core renovation. In many cases, this also includes the complete roof covering. The condition of walls, ceilings, floors, windows and doors is checked extensively. If necessary, these are also renovated. Existing rooms are not destroyed, however. No walls are torn down.

The core of the building remains intact. If inner walls are torn down so that only the outer walls are preserved, this is called gutting.

Property Under Monument Protection

Germany is known for its strict laws protecting monument and historic status of buildings. Special caution is required for buildings that are under monumental protection. In this case, you must contact the responsible office for monument protection and ask for the conditions for core renovation.

Various funding options are available for core renovations, so you can save a lot of money. For example, you can deduct the costs for the craftsmen from your tax return and recoup up to 20 percent of the expenses.

20% craftsmen costs are reimbursed in your tax return

However, the maximum amount for a refund is 1,200 euros. In addition, there is the possibility to take advantage of one of the many support programs for the renovation of old buildings. However, you will usually only be able to benefit from these programs if you decide to carry out an energy-efficient renovation.

The subsidy programs differ from region to region and therefore vary greatly. A certified energy consultant can advise you in this regard and help you find the right program for you.

Maintenance Reserve According to Calculation Regulation

Reading Tip! In our formula collection you will find many more important formulas for the calculation of reserves, yield & Co. calculations and examples for buying, selling and renting. Rent or purchase price multiplier, gross yield, return on equity, property yield, reserves for repairs and much more.

There are too many small hidden costs when buying real estate in Germany to remember. Our guide:

• Hidden Costs when Investing in German Real Estate

Peter’s formula

The Peter’s formula assumes a useful life of 80 years.

The formula means that in a certain time 150% of the pure production costs (building costs without costs of paying for property, development, architect, etc.) for maintenance and reorganization will come up again.

For a House
80 years useful life
150% of production costs for renovation, maintenance

For condominiums in multi-family houses, the assumption is 100%. Distributed to 65% for work on common property and another 35% for work on special property.

For a Condominium
80 years useful life
100% of the manufacturing costs

Reserves Formation

If you calculate further exemplary with an object, whose production costs are 4,500 Euro per square meter, then this results in a monthly reserve of 7.05 Euro per square meter.

Reserve: house
Production costs: 4.500 € / m²
Monthly reserve: 7,05 € / m²

For condominiums, this results in a somewhat lower reserve of 4.50 euros per square meter for the owners’ association.

Reserve: condominium
Production costs: 4.500 € / m²
Monthly reserve: 7,05 € / m²

Tip! These are divided into the aforementioned 65% for work on common property and another 35% for work on special property.

• Reserve for owners’ association: 4.65 / m²
• Reserve apartment owner: 2,40 € / m²

These costs cannot be passed on to the tenant.

Annual reserve according to § 28, paragraph 2

Also the second calculation regulation supplies in § 28, paragraph 2 reference points over the appropriate height of an appropriate maintenance reserve. These cost estimates are significantly lower than those according to the Peter’s formula, but are graduated according to the age of the building (based on production costs of 4,500 euros per square meter):

• Residential buildings which are up to 22 years old = 21,30 € / m² living space
• Residential buildings which are up to 32 years old = 27,00 € / m² living space
• Residential building over 32 years = 34,50 € / m² living space
• Building with elevator + 3,00 € / m²

Energy Renovation: Low Energy Consumption

Energy-efficient refurbishment is the repair of a building with the aim of ensuring the lowest possible energy consumption. If you do an energy update, you save heating costs, contribute to climate protection and can look forward to more living comfort.

This makes sense not only if you want to live in the house yourself, but also if you plan to sell your house.

More and more people are looking for sustainable and energy-saving houses. So you increase your chances on the housing market with an energy-efficient renovation. An important component of energy-efficient renovation is the effective and complete insulation of the building envelope. A continuous airtightness is the top priority here.

Outer Building: Outer Walls, Roof, Front Door, Windows & Co.

The building envelope includes not only the exterior walls, but also the roof, front door, windows and basement ceiling. All these parts shield the living space from the cold outside air. Poor thermal insulation of the building envelope has a catastrophic effect on the energy consumption of the house.

Up to – 50% reduction in energy demand = running costs

In many cases, the need can be reduced by more than 50% by means of an appropriate renovation.

Insulation: Mineral Fibers, Natural Insulating Materials & Co.

Various materials are used for insulation, such as mineral fibers or natural insulating materials, for example cellulose, hemp or cork. The higher the insulation thickness, the more energy can be saved. Leaks and thermal bridges must be avoided at all costs.

An airtight building envelope provides the best savings. With a modern heating system, which is largely powered by renewable energies, you can reduce the ecological footprint of your house and thus contribute to climate protection. At the same time, you can save energy with a new heating system, because most oil and gas heating systems are outdated and have poor efficiencies. Therefore a lot of heating energy is wasted.

Even if you choose a classic heating system that runs on fossil fuels, you may be able to save a lot of money.

Future-Oriented Heating Systems: Heat, Pellet & Co.

However, heating systems that use renewable energy are of course more future-oriented. You have a large selection of different systems. For example, there are heating systems that use solar energy or domestic hot water. Geothermal heating systems are also possible. Pellet heating systems are also considered climate-friendly. Which solution you choose depends not only on your preferences, but also on the individual circumstances. An energy consultant will find the optimal solution for you.

Before the “Sanierung”: Energy Consultation

Before you begin with the energy renovation, you should take an energy consultation. Only with the help of an expert can you get the best out of your house. This is due to the complexity of the topic.

A house is always an overall concept that is influenced by many small changes. These should influence each other as positively as possible. Individual renovation actions that are carried out unprofessionally often do not bring the desired effect or even lead to unexpected additional costs.

Certified Energy Consultants

In order to avoid this problem, let a certified energy consultant help you best. In Germany, these are certified and highly specialized professionals. These experts investigate the condition of the building and develops then together with you a concept for a meaningful and goal-prominent energy counselling.

He not only inspects the building, but also takes your needs into consideration and of course includes the budget in the planning.

In addition, he can point out possibilities to you that you did not even know existed before. If you are looking for a good energy consultant, you can for example contact the chamber of architects of your federal state or search the internet for a suitable expert.

State Subsidies

The German state encourages green energy, and therefore subsidizes it. Just like the energy renovation itself, the costs for the energy consultant can also be supported by subsidies. The Federal Office of Economics and Export Control subsidizes the energy consulting for single and two-family houses as well as for residential units.

• State subsidies – official site of the federal office (in German)

Redevelopment of Old Building

Renovating old buildings – Old buildings are very popular because of their unique structure. Large rooms with high windows and old wooden doors, which may creak a little when opening and closing, stand for a traditional way of life. Many of the buildings are more than one hundred years old. A renovation can give the apartments a new shine. If extensive work is planned both on the façade and the interior, it is advisable to relocate tenants in advance.

For a complete refurbishment, the move-out of tenants is even compulsory. The same applies to owners who, with the support of the owners’ association, have agreed on a renovation in a majority resolution. However, owners who have acquired a property for the first time also like to strive for a renovation of an old building with subsequent new letting. There is a good chance that the renovated apartments will enjoy great popularity in all regions of Germany and will subsequently be rented out at short notice.

Heating System

The topic of heating is not only interesting for building owners, but also for property owners. Heaters are not only necessary in a real estate, but also legally required. What types of heating are there, how do they have to be maintained and are there legal subsidies for the construction of certain types of heating or do the costs have to be paid completely by the owner?

• The whole guide: Heating

Solar heat: Solar Energy

Solar thermal is the process by which solar energy is converted into usable heat. In residential properties, the heat produced is usually used to heat water or for heating. Depending on the location and conditions of the property, this system can completely replace the previously used heating system.

State subsidy of 2,000 euros

Gas Heating: heating with natural gas, liquid gas or biogas

Gas heating is probably the most widespread type of heating in Germany and rightly so, because the system offers many advantages. Modern technology, efficiency and inexpensive offers characterize the gas heating. In addition, they are easy to combine with renewable energies, save space and can be easily installed during modernization and renovation.

Oil Heating: Heating with fuel oil or bio fuel oil

Oil heatings are after gas heatings the probably most frequently occurring systems in Germany. The function mode is simple and works for decades in the same way. The fuel fuel oil is pumped over an oil pipe to the heating system where it is sprayed and burned. The heat that is generated during this process is used to heat up the heating water and thus to heat the house. Most of these components can be found in the boiler, which now takes up little more than one square meter of space and can even be hung on the wall, depending on the model.

Pellet Heating: Ovens with pressed wood residues

A modern pellet heating system is known for low fuel costs as well as for environmentally friendly heating and is therefore one step ahead of conventional gas and oil heating systems. Also the function mode is relatively simple. The wood pellets are periodically delivered to the combustion chamber by means of a feeder, so the correct filling is fully automatic. The heat generated by burning the pellets is used in a separate boiler to heat the water. Thus, both the heating can be operated and the hot water can be produced.

Rental: Laws, Taxes & Tenants

Renting a property can be a great extra income, but it can also become your main job. Landlords have many duties towards the tenant and have to take care of the property. However, if this is successful, a lot of profit can result. We will explain how you can best let your property and how to find the right tenant for you.

There is so much to learn!

The Right Tenants, Suitable Lease & Co.

How do I set the rental price correctly? How does my advertisement appear attractive? And how do I draw up a suitable and fair rental contract? A future landlord asks himself all these questions, because in order to successfuly rent out a property, a lot of knowledge and experience is required. But if you follow a few simple steps, you will make the leap to a successful landlord and profit from the earnings.

In addition come: Landlords have many duties and tasks, among these are for example the organization when changing tenants or the annual preparation of a service charge statement for the tenant. The rent can be set with the help of the local rent index, but it must always be considered whether the region concerned has a rent brake or not. The rental agreement should be fair for both tenant and landlord and should regulate all important points. When choosing the right tenant, it is not only the sympathy effect that counts, but also other important factors, such as creditworthiness – learn everything you need to know about renting your property in our article.

The correct tenants, suitable lease & Co. read on here:

• Leasing out House & Apartment.

Conclusion: Renovate Property

A core renovation brings your property up to date and increases its value at the same time. It increases the comfort of living and in most cases also reduces the energy consumption of the house. As a result, energy costs and the C0² emissions of the house can be reduced. Since in the long run a change to non-fossil fuels from heating systems is inevitable, you can also equip your house for the future. In order to carry out a renovation as effectively as possible, it is essential to seek the advice of an energy expert.

Thinking about buying a house? These are the best methods to save money on your investment

• Saving Money – Tax Optimization on German Real Estate

The partial auction for communities of heirs

Objects such as real estate or land often give rise to disputes in communities of heirs. The ideas of how to proceed with the common property are too different and the participants cannot agree. Every heir has the right to demand a partition of the community of heirs at any time and thus to force its dissolution. In such a case, a partition auction may be the last resort to settle the disputes and dissolve the community of heirs. You can find out here what needs to be taken into account in the event of a dispute and a partition auction.

Learn more about communities of heirs!

Application for partition auction – the correct form must be observed

An application procedure always precedes a partition auction. This application can be made by any heir of a community of heirs. Formally, a written application, which must be submitted to the competent district court, is sufficient. However, it must be accompanied by certain documents. In the first application, it must be proven beyond doubt that the applicant has co-ownership of the property to be auctioned. The appropriate document is a corresponding extract from the land register, which must not be older than six months. Once the application has been received, it is examined by the local court and the next steps are initiated.

Partition auction & community of heirs – Video

The procedure – step by step to the partition auction

The process of a partition auction already begins with the application that one of the heirs from a community of heirs must file with the district court. This is followed by further steps in order to carry out the partition auction in accordance with the law.

The expert opinion – assess the value of the property

A partition auction requires an appraisal of the value of the property or land. The court needs this in order to determine the lowest bid for the partition auction. Such an appraisal can be obtained in three different approaches. The petitioner can obtain a private appraisal, but the entire community of heirs must agree to this step. An alternative is to obtain the appraisal through the court. Often a valuation report is already available. As long as this is not older than a few weeks or months, it can also be used.

The minimum bid – determined by the court

The court sets a so-called lowest bid before the partition auction to ensure that the proceeds of the partition auction can cover the costs of the proceedings and all claims of the heirs. Once this is determined, neither the market value nor the purchase price of the property or land is relevant and the lowest bid is considered the notional value. It is made up of the rights, encumbrances and minimum cash amounts. The person who acquires the property or land at the partition auction assumes all rights and encumbrances in addition to the subject matter and thus becomes the purchaser and debtor.

The auction – the highest bid gets the surcharge

Once the lowest bid has been determined by the court, a date for the partition auction can be set. Subsequently, the partition auction of the property or the land should be advertised in newspapers and on the Internet in order to attract interest in the property. Viewing appointments are also possible in consultation with the community of heirs. On the auction date, all interested parties can submit bids within a predetermined time frame. The highest bid is accepted for the property and the community of heirs may be divided.

The duration – varies from case to case

The duration of a partition auction is different depending on the case. It depends in particular on how long it takes to prepare the expert opinion and how long it takes to process the application. The applicant can only shorten the duration by already having a valuation report available when filing the application and the court agrees to its use.

The disbursement – dispute of the community of heirs

The community of heirs does not successfuly dissolve until the proceeds have been successfuly distributed. Disputes can also arise here. If the testator has not determined the distribution in his will, the statutory inheritance quotas usually apply. If the heirs do not agree, a civil action may be brought. The proceeds from the partition auction are deposited with the district court and are not paid out until the heirs have reached a written agreement on the distribution.

The costs – how much are they and who bears them?

Certain costs are incurred for a partition auction. These include the application costs, the procedural costs, the expert’s fees, the lawyer’s fees and the costs for newspaper and internet advertisements. All these costs are incurred when the court orders a partition auction. The costs for the notification of the co-heirs are part of the application costs. Usually, the costs of the proceedings have to be paid as an advance. Who bears the costs of a partition auction depends on the outcome of the auction. If the auction is successful, all costs will be deducted from the proceeds and thus each heir will share equally in the costs. However, if the auction is not successful, the applicant bears the costs alone and the community of heirs continues to exist.

The alternatives – private sale or voluntary auction

The partition auction involves some risks that should be well thought out in advance. The property could be sold below value and lead to low profits for the heirs. There are some alternatives that eliminate these risks. The property can be sold privately, saving the application, procedural and legal fees. In addition, the heirs can choose the buyer themselves and thus ensure that the property is not sold below value.

Another alternative is the voluntary auction. The community of heirs can turn to a public auctioneer who organises and conducts an auction. The advantage here for the heirs is that the minimum bid can be determined themselves and thus there is no risk of an auction below value. However, in both cases the community of heirs must unanimously agree to the sale of the property.

The most important questions on the subject of partition auctions in communities of heirs

A partition auction can resolve disputes within a community of heirs, but it can also reignite disputes. To avoid mistakes and save time, it is important to take the right steps. Lukinski’s experts answer the most important questions on the subject of partition auctions in detail for you.

Why a partition auction?

A partition auction can put an end to long disputes, especially in communities of heirs, and lead to a result with which all heirs agree. The partition auction also offers the last resort if no agreement can be reached.

What does for the purpose of abolishing the community mean?

The partition auction success for the purpose of the abolition of the community around from an indivisible article, like a property or a real estate a divisible money equivalent to generate.

What is a partial auction of a house? More terms in our property glossary.

A partial auction is held when several people are co-owners of a property. The partial auction turns an indivisible object into a divisible amount of money that can be divided among the owners.

What does § 1010 BGB mean?

Pursuant to § 1010 of the Civil Code, the co-owners of a plot of land may make arrangements for the administration or use of a plot of land or exclude the right to demand the dissolution of the community.

What did ZVG mean?

The abbreviation ZVG stands for Zwangsversteigerungsgesetz. This regulates both the forced sale and the forced administration.

Legal regulations – heating, insulation and solar energy

Of course, when it comes to saving energy and especially energy-efficient houses, there are some legal regulations. It is now even mandatory to build energy efficient. But what exactly does that mean? This includes two important points in particular. The correct and contemporary insulation of the house but also the correct heating of the house. At first it sounds more difficult than it is, because an energy-saving house not only helps the environment, but also your wallet in the end.

Heating and hot water – this must be considered when building an energy-saving house

Heating and hot water play a crucial role in energy efficiency, as both consume the majority of energy in the home. Today, gas and oil heating systems are very efficient, but it is unclear how prices and security of supply for these energy sources will develop in the future.

So what are the alternatives? Probably the simplest is the energy of the sun, which is almost free. You catch it through large south-facing windows and can use complementary heat pumps, solar thermal and pellet boilers to do the rest. Your house will not only be heated in an energy-saving way, but you will also do something good for the environment and reduce your costs.

Thermal insulation – the most important thing on the way to an energy-saving house

The technology of thermal insulation is constantly being improved and changed. For example, today’s double-glazed windows have a 50-60 percent higher insulating effect than windows from the seventies. But what types of insulation are modern?

Nowadays, the exterior surfaces of the house and the roof also have insulation against heat loss through improved insulation. Insulation materials such as polystyrene insulation boards and wood fibre insulation materials are used for this purpose, which reduce energy loss enormously. Anyone who skimps on insulation when building their house will lose out on funding opportunities under the current Energy Saving Ordinance (EnEV 2009) or have to pay a fine. But also house owners, must invest afterwards again and again into the insulation of their real estate. However, it does not remain with the insulation of the outer surfaces and the roof. All pipes for heating and hot water should also receive insulation, which is ensured by insulating hoses. But if you don’t want to do without anything, the roller shutter boxes should also be insulated, as this is a spot that is often neglected. A small effort, but also reduces energy consumption.

https://www.instagram.com/p/BnNy7IynVpW/?tagged=energiesparhaus

Energy-saving house – the various models and their differences

Due to the current Energy Saving Ordinance (EnEV 2009), when building a house, the question is no longer about an energy-saving house or a normal house, but how much energy you want to save in your new house. This is not only important for the later costs for energy but also for the financing of the house needed in advance. Our mortgage comparison covers all options. So you should inform yourself about the different models of the energy saving house in advance.

The KfW Efficiency House – features, differences and legal standards

The term KfW Efficiency House is primarily to be understood as a quality term for particularly economical energy-saving houses. In addition to this function, it is also important for the financial support from the KfW development bank. This model is divided into 3 different standards that indicate how energy efficient the house really is and how far the house falls below the specifications of the current Energy Saving Ordinance. The KfW efficiency house standards 40, 55 and 70 show: The smaller the number, the better the energy efficiency of the house and the higher the subsidy from the KfW development bank.

However, the KfW 40 efficiency house standard prescribes even more standards: It must consume 60 percent less energy than a comparable new building according to the KfW 100 standard. In addition, no wood may be used in the construction of the windows; instead, triple-glazed windows made of PVC-5 must be used. The house must be airtight and use renewable energies.

The passive house – insulation is the be-all and end-all

A passive house is not a specific type of building. The designation passive house simply shows that the house has such good thermal insulation that it does not require classic heating. It therefore has passive heat recovery combined with a ventilation system. The aim is to keep heat loss through transmission or ventilation as low as possible. The insulation is particularly good in areas such as the roof, the building envelope, windows and also in the basement and is therefore impermeable to air. Fresh air is provided by the ventilation system, which can also heat it at the same time using the energy of the exhaust air.

When planning a passive house, more than any other, care must be taken to ensure that the insulation is good and that there are no leaks. Triple glazed windows, must be and these are best oriented to the south. Glass fronts or surfaces that face east or west can quickly lead to the undesirable incubator effect in summer. By the missing heating you save enormously at costs and do also the environment a pleases. The passive house offers not only a constant temperature in the house, but also a very compact building services. Unfortunately, the construction of such a house is very time-consuming and therefore more costly.

The PlusEnergy house – energy producer and ideal case

The PlusEnergyHouse definitely lives up to its name. It is a veritable mini power plant and combines the techniques of passive and zero-energy houses. It produces more energy in the summer over the year than it can consume. How can something like this work and why aren’t all houses PlusEnergy houses yet?

The PlusEnergy house combines the techniques of good insulation, a modern heating system and a disproportionately large photovoltaic system. This combination ensures that the house covers its own needs and still has other energy available, which it can use freely, for example, to feed electricity into the local supply network. The owner even receives a small additional income for the fact that his house produces energy. Ecologically, this house is the optimal case, not only for its owner, but also for the environment. But what exactly is a disproportionately designed photovoltaic system and what exactly does it do? This question is quite easy to answer, because a photovoltaic system is nothing more than a solar system. So, it uses the solar energy to generate electricity and supply the house with it. However, due to the good insulation and the modern heating system, the house does not need as much solar energy as the photovoltaic system supplies and therefore Storm is left over.

Experts – qualification, tasks & costs

Especially for people without much expertise in real estate, it is difficult to assess whether the requested sum is realistic and whether the property is really worth that much. To find this out, experts are called in to help, who can determine how high the value really is through specialist knowledge and an objective assessment. But where can you find such experts and who is really entitled to give an expert opinion?

Experts certified by the EU

Since the name of the expert is not protected, anyone can use it. To prevent this and to prove a real qualification, there are experts certified by the EU. They have a high level of expertise and professional experience. They prove their knowledge by passing a test and have to prove their new level of knowledge every five years. The test is carried out by accredited certification bodies and only those who prove their level of knowledge again every five years are awarded EU certification. In any case, this qualification identifies a good expert who can help you with his specialist knowledge.

Publicly appointed and sworn experts

As the name suggests, these experts are appointed and sworn in by an institution under public law. They are also called öbuv experts. Such an institution under public law can be the chamber of architects, engineers, industry, crafts or commerce of a country. They then examine the personal and professional suitability of the applicants and if they are qualified, they are appointed for five years. They act under the values of objectivity, conscientiousness, independence, freedom from instructions and impartiality, which is why they are preferred under the Code of Procedure.

Free, independent experts

Freelance appraisers are not subject to examinations or government monitoring. They act independently and without verification of qualifications, which is why they are considered more of a risk. Nevertheless, they should have a certain education to be able to prove their qualification. Expert knowledge and many years of professional experience as well as rules should be present in the level of knowledge in order to be able to carry out the profession as an expert conscientiously.

Chartered Surveyors from the Royal Institution of Chartered Surveyors (RICS)

A chartered surveyor is a surveyor who is chartered by the Royal Institution of Chartered Surveyors (RICS). The institute is a professional association of real estate experts and surveyors, which is represented in about 150 countries today. The qualification as a Chartered Surveyor requires very high professional standards and has a high practical relevance. Trained chartered surveyors are therefore very good experts whose judgement you can trust with a high degree of certainty.

Experts from associations

Associations can appoint experts according to their requirements, no matter how high or low these are. There is no common system for the requirements here. Should you consult such an expert, pay particular attention to what training and experience he brings with him and how long he has actual experience on the market. Complete appraisals require a high level of knowledge, which is why you should not skimp on this point. Go for a good valuation rather than a low price.

Authorities as experts through expert committees

In the area of land, the expert committee is to be named here. In authorities of all districts and independent cities there are independent expert committees. These committees receive from notaries and courts all purchase and heritable building right deeds about real estate and resolutions about compulsory auctions, as you are obliged to do so. The deeds go directly into the collection of purchase prices and can be taken into account by the experts of the authorities.

Costs for appraisers – preparing value appraisals

Costs for expert opinions are not regulated or fixed by law. The costs for an expert opinion and for the expert are therefore agreed individually and depend on the respective case and the expert. However, many experts are guided by the old Ordinance on Fees for Architects and Engineers (HOAI). Hidden costs explained: buying costs. This states that depending on the purchase price and the degree of difficulty of the effort between 2 and 10 percent of the value of the house as a fee. So if you want an expert opinion from a surveyor, make a note in advance of exactly what the expert opinion should contain and which aspects will be taken into account in order to avoid any surprises when it comes to the bill. The rule is that a full appraisal is more expensive than an appraisal alone. It can be billed by hourly rate as well as by minimum fee or even by commission. Get several offers in advance that are comparable in terms of both price and service and find the best offer for you!

Determining the value of real estate – this is how experts proceed

But what are the exact criteria to determine the value of the property and how exactly do appraisers proceed in preparing the appraisal? In general, according to § 194 BauGB, the market value should reflect the price that would have been achieved in the normal business year at the time of the determination without regard to unusual or personal circumstances. In order to determine this value, experts are guided by various criteria:

The ground value

The standard land value is probably the most important criterion for determining the market value, as it is the basis for its calculation. The standard land value indicates the value for one square metre of undeveloped land in the respective standard land value zones.

The structural and technical condition of a property

The second important criterion is of course the condition of the property. This includes not only the materials used, such as building materials, wiring, pipes or electrical systems, but also the age of the property and the materials. In addition, extras such as outdoor facilities, carports, gardens and garages can have a positive effect on the valuation and reinforce a positive assessment.

The location of the properties

On the one hand, the location of the property includes the infrastructure of the nearby surroundings, such as transport connections, shopping facilities, but also connections to doctors or hospitals. On the other hand, trendy locations have an advantage, especially in large cities. The higher the popularity of the neighbourhood, the higher the value of the property there.

The energetic state

First of all, of course, the presentation of the energy certificate is necessary. This shows how high the energy consumption is. The higher, the worse. In addition, how high quality and new the insulation of the outer walls and the roof are. These significantly determine the energy consumption and the energy costs increase enormously with poor insulation.

The degree of development of the property

Also important for the value of the property is the degree of development. This means that it must be checked whether the property is connected to important networks such as the water system, the telephone network but also the electricity. Of course, it is an advantage if the property is connected to all important networks.

Contaminated sites on the property

Contaminated sites on the property are of course not advantageous for the property, as they have to be taken over by the new owner. Such contaminated sites are noted in the land register and negatively affect the appraisal, as more costs come to potential buyers.

The current market situation

The price of a property is always determined by supply and demand, which is why this criterion also plays an important role for the expert. Here, sales data from comparable properties in similar locations are used and compared with the data for the property under review.