Resettlement of tenants in large construction projects

If extensive work is planned on both the façade and the interior, it is advisable to relocate the tenants in advance.

For a complete renovation, the departure of tenants is even mandatory

The same applies to owners who have agreed on a refurbishment with the support of the owners’ association in a majority resolution. However, owners who have newly acquired a property also like to aim for an old building refurbishment with subsequent re-letting. There is a good chance in all regions of Germany that the refurbished apartments will enjoy great popularity and subsequently be let at short notice.

Optimal planning is important in order to be able to realise all renovation work and carry it out quickly. There are various things to consider and clarify in advance. Then you are protected from unpleasant surprises.

The requirements of monument protection

Before you start with the detailed planning of the renovation of the old building, it is important that you deal with the requirements of the protection of historical monuments.

These conditions are not always communicated directly when a property is sold, and there is a good reason for this. Sometimes the conditions prevent a planned renovation, or they are the cause of high costs.

Windows, doors and facade

Elements of concern for the protection of historical monuments are often located on the facade. Stucco may not be removed and changes to the wall openings for the windows and doors are prohibited.

There are requirements that windows must be made only of wood and not plastic. Their shape and design may also not be changed. Thus, it is sometimes not allowed to replace muntin windows with those that do not have muntins.

Also note that there are conditions according to which you are not allowed to install new windows at all, but must renovate the existing elements. The same applies to doors if they are part of the façade. Requirements that include the complete renovation of the façade in order to restore it to its original condition can be particularly cost-intensive.

Permits for the renovation of the old building

Even if the listed building authority has not imposed specific conditions on the building, you will still need permits for any remodelling. These mainly concern the exterior. Changes to the wall opening for windows and doors and a new colour scheme for the façade should be discussed with the authorities in advance.

It is advantageous to contact the authorities before buying the property. In this way you will find out whether there are any requirements and to what extent these requirements are relevant to your planning. If you wish, we will be happy to assist you in obtaining all important and relevant information.

Changes in the interior offer a lot of scope

In terms of interior renovation, you are much freer than when designing windows and facades. It is usually no problem to suspend large rooms with lower ceilings and in this way create storage space and save heating costs. Rooms can also be made smaller by integrating lightweight walls, for example.

The replacement of cables and pipes are also an important part of the renovation. However, make sure that this work is carried out by a professional.

Condominium in Berlin with fireplace.

Costs for a comprehensive renovation of an old building

The costs for the renovation of old buildings are usually high. They are defined by the cost of modernization, the size of the rooms, but also the individual wishes of the owner play a role. In the case of a complete refurbishment of a larger old building complex, high six-figure sums are quickly reached. However, as very good prices can be achieved for high standard apartments in old buildings on the open housing market, the costs will quickly pay for themselves.

Refurbishment costs example

Let’s assume a typical house that was built in the 80s. The floor space is about 80 square meters, the living space is 130 square meters, distributed over 5 rooms.

Renovation costs: roof & facade

With a service life of 20 to 40 years and a material/labour cost ratio in percent of approx. 20/80, the price per square metre starts at approx. 50 euros for interior insulation without cladding, above-rafter insulation up to approx. 200 euros.

Above-rafter insulation approx. 20,000 Euro incl. substructure

Value enhancement through refurbishment?

The refurbishment 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 also applies if you do not want to sell the house and hope for a higher sales price through the refurbishment. Because through the so-called energetic renovation you can significantly reduce your ancillary costs, so that the investment pays off in the long term.

• Redevelopment Value enhancement

Conclusion: Renovation of old buildings is worthwhile

The renovation of old buildings is always worthwhile. It is important that you deal with the requirements of the monument protection in advance. Such requirements can drive up the costs considerably. If you would like advice on the renovation and sale of old buildings, we are happy to offer our services as an experienced partner for the federal states of Hesse and Rhineland-Palatinate.

The rented flat: old or new building?

Newly built apartments inspire with their comfortable, modern and often luxurious furnishings. The old building enchants with its charm and high ceilings, often stucco decorations at the wall transition to the ceiling and frescoes on the walls. In the past, the rental apartment in the old building was considered an inexpensive alternative to the new apartment. Today, price differences are hardly noticeable, so you can choose the apartment according to your personal taste. In metropolitan areas, finding an adequate rental apartment can become a real challenge. As a private searcher, you must expect group viewings and assume that the search will take longer than desired. In this case, it is advisable to let an experienced real estate agent search for you and find a rental apartment according to your ideas in a short time. With Lukinski, you will be invited to individual viewings and receive recommendations that match your search specifications and match your desires in both price and amenities. If you are interested in rental apartments in new construction and don’t want to move in right away, it pays to look for an apartment that is just being built. Our experienced brokers maintain good contacts with builders and property managers, so that you can get into your new apartment much faster than is the case on the public market. Through our cooperation with owners, we also continually receive listings that are available for rent and that may be right for you.

What to look out for when searching for rental accommodation

If you are looking for rental apartments, it is not uncommon to have to deal with a longer-term search, rejections or higher rents than planned. In order to find a suitable apartment for you, you should proceed according to a checklist and clearly define the monthly costs warm and cold, the radius of the search and the demands on the equipment. Set yourself a limit that you will not exceed even after several viewings. With the right search algorithm and a little patience, you will find an apartment for rent, for which you will not pay more than possible and where you can be sure that you will not spend half your salary as a rent payment. Take a good look around the apartment and try to get a one on one inspection. You should take a longer look at the heating, the windows and the walls, as well as the floor and the sanitary facilities. The best time for a viewing is in the afternoon. Then all the neighbours will be at home and you can find out how busy the street in front of the property is and what the noise from outside is like in general. If an apartment has aroused your interest, you express this and show the owner that you are the right choice due to your professional appearance and the complete documentation. It is a good idea to bring a certificate of your creditworthiness and the last three income statements, as well as the completed and signed self-disclosure form to the viewing. Owners appreciate the reliability of potential tenants, so with complete documents you can prevent rejections and increase your chance of getting the coveted rental apartment. To make sure you don’t notice things afterwards that you overlook during a viewing, it’s best to take a camera with you and watch the footage from the flat at home at your leisure. Do not make an emotional decision, but consider the search for a suitable rental apartment rationally and optimized for your needs.

Move into a rental property or buy property?

At some point in life, everyone is faced with the question of whether they should continue to rent or prefer to buy. The financial aspects of a decision have already been explained in the first paragraph of this article. In addition to calculating whether renting or owning is more profitable, there are the personal needs of the individual. Young people in particular are often overwhelmed with buying a condo. There may be career or personal changes and an associated move. If one has bought an apartment, one commits oneself firmly to one’s place of residence or, if a move is planned, one has to seek an apartment sale. With a rented apartment, personal wishes or professional moves can be realized more easily. You are practically location-independent and can adapt the place of residence to your life perspective. So rental apartments are definitely a practical choice, especially since you are faced with a wide range of options. From a small apartment to a large family home with an adjoining garden, you can rent and move within the financial range based on your means. If you go about your search for a rental apartment without rushing or rushing to make a move, you are guaranteed not to overpay and not to have to compromise on your choice of apartment. If you are renting a renovated apartment or apartments in first-time occupancy, you should explicitly deal with the requirements when moving out in the rental agreement. The legislator has defined clear guidelines here, which you can also refer to if the lease agreement contains information to the contrary. If the contract has the severability clause, which is present in all modern tenancy agreements, all other contractual points remain binding even if a single point, for example in the case of cosmetic repairs, is not valid according to the law. As a tenant, you can also seek advice on the contract and obtain information that clarifies the validity of the individual points and your rights, as well as your obligations. In order to feel comfortable within your four walls and to make the right decision, it does not necessarily have to be the purchase of property. After all, around 80 percent of all Germans live in rented accommodation, which shows a clear preference and makes rented accommodation an attractive option.

Offering rental housing: Challenges for owners and landlords

The topic of rental property is not only for potential tenants, but also for owners with some expenses. If you want to rent out, orientate yourself on the local comparative rent and calculate all factors of the furnishings. It has proven helpful to let through a local estate agency and pre-select potential tenants. Especially for fairly priced rental properties, demand is very high and can leave you as the owner stressed out and with little time to do anything else, away from answering emails and phone calls. Prospective tenants will also negotiate and make you offers to lower the cold rent or waive a deposit in full, or proportionately. If you outsource the letting of your apartments, you will save a lot of time and nerves. At Lukinski, we use our expertise and know-how to visit properties, talk to prospective tenants and check the documents we receive. You ultimately make the selection after we have saved you a lot of work and made a preliminary choice. We will gladly assist you in estimating a suitable rental price and in offering the apartment neither too expensive nor too cheap. Private letting is an option, but it requires a holistic effort from you as the owner. Rentals through a brokerage agency are ideal for individual apartments, but also for construction projects with many apartments that are just being built. While you dedicate yourself to your core business, a Lukinski real estate agent takes over all rental tasks and relieves you by providing full service with competence.

How local real estate agents can help tenants and landlords | Lukinski

When selling a house, hiring a real estate agent is common. However, owners looking to rent out apartments can also opt for a professional service from the local real estate agent. Your house sale supports landlords in their search for tenants and is a point of contact for prospective tenants looking for rental apartments. Through a large network of partners, market knowledge and professionalism, you as an owner will find solvent tenants in a timely manner. As a potential tenant, we can simplify your path to your new apartment and do the searching for you. Are you still considering whether renting or buying is the best decision for you? We would be happy to advise you at Lukinski and work with you to find the solution that fits your life and personal needs.

Jewellery Retouch – High quality jewellery processing from the experts

So that you can get an idea, I will briefly give you an example of a successful jewelry retouch. Let’s say you have a cufflink, this has different patterns and inlays, which appear on the front as well as on the back, each depending on the other. That is, the different patterns change, as does the background of the back. For the later integration into your online shop you need all the images with the correct titling depending on your product database.

First, we process your jewelry images, from raw images to uniquely brilliant product images. In the next step, all inlays are retouched. Now we have two basic files – the jewellery and the inlays. Now, through our smart Retouch concepts and solutions, we enable your product database to be the starting point for batch processing and mass storage. In the next step, we export all processed files into folders and each individual file automatically receives its individual identification for assignment in any system (whether merchandise management or online shop).

The result: You have created 4000 from one cufflink. Each individual product image has an individual name. This is unique and synchronous with your product database or merchandise management. It will now be easy for your advertising, online or eCommerce agency to integrate all product images and link them to the correct product description, item number, etc.

Jewellery Retouch experts, own know-how

Our solutions do not come from books but from countless projects, years of experience and a lot of sensitivity for software, programming, layout and design. Of course, it may seem expensive, but intelligent planning is the best way to work cost-effectively in the end. A case study, Jewellery Retouch (Summer 2014):

The task was to put different inlays, patterns, stones, enamels, etc. in a few pieces of jewelry. Initially, the production of the images was thought to be outsourced to Asian countries. Nevertheless, the manufacturers wanted to find out what options and possibilities they had to save time and effort by using smart jewellery processing methods, if necessary. I came up with an individual concept, presented it and was asked to implement it immediately. After fourteen days we had done the work of (so far) four months – through retouch, automation and batch processing.

We then trained the staff in a two-day workshop and familiarized them with all the ins and outs. We provided the various Photoshop systems with our upgrades and implemented batch processing and automation. In addition, there was a 10-page, detailed stlyeguide for the jewelry processing. More: Lukinski Magazine. Today, the production of our own jewelry takes place completely in-house, from photography to rapid processing. Our client has since saved countless days of communication, work and effort. All that remains for the staff to do is to follow the style guide, trigger the automation and save according to our system. With the workshop, the principle was quickly communicated.

Contact

If you have any questions about jewelry retouch, feel free to contact me. I will give you detailed information about my and our range of services and about the possibilities you have with smart Photoshop solutions to jewelry retouch.