What is a solid house? Construction, materials and features

A solid house is a construction method of a house, whereby the house is built stone-on-stone from solid building materials. Individual wishes of the builder thus make each house a unique one-of-a-kind.

The opposite of the solid house is the prefabricated house. In this construction method, the house is built according to the modular principle with a wooden structure. For the solid house, on the other hand, materials such as aerated concrete, sand-lime brick, goat stone (walls and floors) and wood (staircase and roof construction) are used. All materials are delivered to the construction site, where they are later assembled into a house by specialist companies.

On average, the lifespan of a solid house is approx. 100-120 years and is therefore more durable than a prefabricated house. The price per square metre of a new building is on average 1,300 euros for the construction costs excluding the land. There is no upper limit for the price limit.

You want to buy or build a house, but don’t know which one is right for you? Then take a look at our guide to house types from A – Z! Here you will find all house types, from bungalow to terraced house!

Room layout: free design of your own 4 walls

Due to the individual wishes and needs according to which a solid house can be planned, there are many different options for the room layout. The design, size and use of individual rooms is entirely up to the builder. Walk-in wardrobes, an open kitchen or soundproofed music rooms – any interior or exterior wishes can be discussed with the architect.

Advantages and disadvantages: Location, infrastructure, construction time & more

80% of today’s builders still opt for an architect’s house in solid construction, despite the alternative of the cheaper prefabricated house. Which reasons speak for and against, to decide for the building of a solid house, is explained in the next paragraphs.

Advantages: high durability & good sound and fire protection

The decision to build a solid house brings you some advantages, also compared to a prefabricated house: The reason and the biggest advantage why the multitude of builders decide for a solid house is the individual design of the house. Floor plan, size, materials, shape and equipment of the house can be determined at will.

The solid materials such as concrete or stone provide a good indoor climate and improve the air and moisture circulation inside the room. The high-quality building material ensures a high sound and fire protection advantage.

The lifespan of a solid house is 100 to 120 years, so three generations can live in the house. In contrast to a prefabricated house, the solid house is also more resistant to environmental influences such as flooding or heavy rain. The long life and the solidity of the house also make it possible to achieve a higher sales price.

Costs of work on a solid house can be saved by doing work on the house yourself instead of hiring craftsmen for these activities. Up to a certain point, work done by the owner can be counted as equity.

• Individual design (floor plan, size, materials & equipment)
• Good indoor climate due to solid materials
• Good fire and sound protection
• Long service life
• Resistant to environmental influences
• High selling price
• Own contributions can be counted as equity

Disadvantages: long construction time & construction delays

Besides all the advantages, a solid house also brings negative points. Before the construction takes place, the financing for the house should be clarified. Possible subsidy programs can be claimed from credit institutions. The double burden of financing the new building and the additional rent for the previous apartment can be more easily managed with the help of a subsidy program.

Delays in construction due to extended periods of bad weather are not uncommon, as a builder this can increase not only the waiting time but also the cost. The reason for the extended construction time is often the long drying times of the building components, which lead to extensions. In addition, some of the construction stages can only be completed due to the weather, as is the case with the roof truss, for example.

The construction of a solid house requires the cooperation of several trades. The construction requires the support of bricklayers, roofers, painters, tilers and many more. Communication between the various tradesmen can therefore also be difficult. If the communication fails, it can also lead to delays or even construction errors.

• High financial burden
• Long construction time
• Often delays in construction
• Working in the weather
• Many different trades

Energy rules for builders & homeowners: correct insulation, heating and energy certificates

For builders and homeowners, there are energy rules that are relevant when it comes to building, buying or renovating. Heating, insulation and new energy certificates are the biggest points to consider. Which regulations and specifications apply to future owners or residents of a solid house will now be explained to you.

Heating: Replacing oil and gas boilers

All oil or gas boilers older than 30 years must be taken out of service. In addition, the German Energy Agency stipulates that owners of single-family and two-family homes with low-temperature and condensing boilers who occupied at least one apartment themselves on February 1, 2002 are exempt from the rule.

Insulate: Roofs and upper storey ceilings

Homeowners must insulate all ceilings of heated rooms that adjoin an unheated attic. Ergo the roof or the top floor ceiling of the house. dena excludes all homeowners who were using at least one flat in their house on 1 February 2002.

Energy certificates: Energy classes from A+ to H

The new provisions of the energy regulations also affect the energy certificate. This innovation includes the differentiation into various energy efficiency classes from A+ to H. The information must also be labelled in property advertisements so that consumers, tenants and buyers have more clarity about energy consumption.

Want to learn more about energy-efficient building? Here you can find out everything about

• Zero energy house and passive house
• Low-energy house

Land: selection and characteristics of the right plot

Before land can be used as building land, it must be checked whether this land may be built on and in what form. The land must be designated as building land according to §30 or §34 of the Building Code (BauBG), so that construction can take place on it without restriction.

A decisive factor in the construction of the solid house is the right choice of the plot. A location with a good infrastructure and a good connection to the transport network is a relevant point for many builders when determining the location. However, the so-called “micro factors” are not irrelevant either, these include disturbance factors in the vicinity of the future house such as noise, electricity pylons, electrosmog and the orientation of the garden.

The development plan provides information on the procurement of the building land. The height of the groundwater level as well as regulations on the ground floor and floor height up to the roof pitch and number of storeys are recorded here. So that contaminated sites in the soil, such as oil or building rubble, can be determined, a soil survey should be carried out; a sum of €800-2,000 should be calculated for this.

Checklist: Choice of the plot

When looking for the perfect property, some important factors should be considered. The most relevant points can be found here in a checklist:

• Is it designated building land?
• Is a good infrastructure available?
• Are there any interfering factors in the environment?
• What is the nature of the building land?
• Is a soil expertise required?

Tip. Buying a plot of land: Building area, building application & Co.

Important aspects when building a solid house: developer, architect & Co.

Building a house is a big task for every builder. It does not matter whether it is a prefabricated house or a solid house, the construction often turns out to be a time-consuming challenge. Always be reckoned with unforeseen construction delays, which can drive the costs massively up.

When building a house, there are two different ways you can proceed. On the one hand, there is the possibility to hire an architect, who designs your house individually and personally tailored to your needs. On the other hand, a developer can be commissioned, which usually presents you with pre-planned solutions and modules, which can be put together as you wish.

Especially in certain regions cheap plots of land can be purchased, because certain regions are concerned about the influx of new citizens. Thus, money can also be saved with the property, even if this does not correspond to your first desired location.

Building or buying a solid home: Tips & options for financing

Due to the high and long-term value of the house, you are in a good negotiating position with the bank with a solid house. The market value of a house is the basis for a construction or real estate loan. This is calculated from the material value of the property, the demand, the environment and the infrastructure. Furthermore, the year of construction, the substance, age and equipment of the property also flow into the sales value. Land value, general market value per square meter and the comparative price with other massive houses also play a role.

If the house is in a sought-after location and is also in good condition, the bank may grant a high loan amount. The property is considered collateral for the bank and can be financed via a land charge. The market value assessment should be carried out before any financing by an expert, because it is considered the basis for a financing assistance. In the case of solid houses, an annuity loan is granted and secured with a land charge. If the fixed period of the loan of usually 3 to 18 months is exceeded, interest surcharges are added. After the loan follows, if necessary, a follow-up financing.

• Building a house: Prices, costs, taxes & Co. – learn more here!

What you should consider before buying/renting a solid house

Solid houses of different styles can be purchased both for rent and for sale. Before signing a rental or purchase contract, the condition of the property should be checked for any defects.

Each type of house brings with it its own special characteristics that speak for or against the prospective buyers. A solid house is mainly determined by its individuality and long life. With an older building the energy Effienizenz of the house should be examined in each case. Otherwise it can come here to high energy and additional costs.

Large outdoor and garden areas require intensive maintenance, so there should be enough time and money to maintain the property in the long term.

Review of the purchase contract / lease agreement

The real estate contract must contain all the important points about the personal details of the buyer and seller. In addition, the negotiated price, location and description are listed. Information on equipment, furnishings and existing defects are also part of the contract points. Finally, the processing of the payment and the time of the handover of the keys are also documented in the contract.

An important clause to check the contract for is the exclusion of liability for material defects. If this is not excluded, the seller can oblige the buyer to compensation for already known defects.

Build or Buy: Arguments and comparison – Building a house vs. buying a house

Building or buying – this is the question facing those interested in a solid house. Buying a house and building a house each have different advantages and disadvantages that should be considered before making any decision. Costs and factors such as time play an important role.

House construction: first-time residents in an energy-efficient house

Unlike a house purchase, the time until moving into the house in a construction is a time of several months or a year. However, this period can also be delayed by weather conditions and a construction stop in winter.

With the construction of a house also comes a free design of the interior and room layout. First-time residents benefit from modern technology. The costs of your own home can be permanently reduced by opting for an energy-efficient house.

The average value of a self-built detached house is 1,300 euros per square metre, but this can be increased or decreased by individual influencing factors.

Buying a house: Prices determined by location

Buyers of a solid house are spared the costly and time-consuming construction phase and can move into the house more quickly. New residents of a house can remove non-load-bearing walls of the house and thus enlarge rooms and change the room layout. Conversions are particularly easy with solid houses because individual bricks can be removed, so new windows can be installed or old windows can be enlarged.

With a purchased house, however, previously hidden diminished value damage can only come to light in retrospect. In terms of price, a solid house that has already been built has an advantage, as the house is offered at a fixed price and, as in the case of construction, the price is driven up. Properties in need of renovation and refurbishment are offered at a lower price than properties that are ready for immediate occupancy.

Building or buying? – Find out more about building costs, interest rates and financing here.

Tips for the renovation of a solid house: Value increase, subsidies & Co.

Not only can energy and ancillary costs be saved with a refurbishment, but the value of the house can also be increased. While the value of the house increases, the risk of damage decreases in return. A core refurbishment also has an impact on insurance costs, the premiums paid for homes that have not been refurbished are significantly more expensive. Prioritizing is important so that areas that require extra urgency, such as leaky window repairs, are rehabilitated first.

Information on subsidies and companies should be carefully researched in advance: Subsidies from the state can be granted here. Trade directories, relatives or the Internet can help you select the right companies.

Suitable for families, investors & individualists

For whom is this construction method of the solid house the right choice? Large families and people who attach great importance to the individual design of their own home will find a suitable type of house in a solid house. Due to the high value of the house, it is also well suited as an investment.

Large families: space and home for several generations

A solid house is ideal for large families. Size and number of rooms can be chosen according to your own needs. Due to the long life of the house, it can also be passed on to future generations of the family.

Individualists: individual design also for luxurious wishes

A solid house can be planned individually by an architect. Lovers of individual design can have the house built entirely according to their own personal wishes and needs. Luxurious wishes can also be implemented in the best way with a solid house.

Developers who want to use a property as an investment

In contrast to the prefabricated house, the solid house is in a significantly more expensive price segment and is a much higher investment. Using a solid house as an investment and a store of value is a good idea for old-age provision in view of the high market value.

Checklist for your solid house: heating, equipment & co.

Every builder has his own requirements and wishes for his own home, from the selection of the plot of land to the furnishing of the interior. The size and dimensions of the outdoor facilities must also be planned in advance. In addition to these points, factors such as the heating method, thermal insulation and the glazing of the windows must also be considered.

Listed here is a checklist of key points to consider when choosing your home:

• Heating method: How is the house heated? Cost comparisons etc.
• Thermal insulation: Have values & status explained
• Bathroom equipment: Check need for renovation
• Windows: number, glazing, condition
• Outdoor facilities: garden, pitches & co.
• Number of rooms: Are the rooms enough for you? Expansion possibilities?

Accept inheritance – sell the house, use it yourself or rent it out?

You have accepted the inheritance and thus assumed full responsibility for the property. This means that you have also agreed to any existing ties. Outstanding workmen’s invoices, a land charge or mortgage are in this case just as much part of the inheritance as the property itself.

Options: Sell, rent, own.

There are three options for dealing with your inheritance. You can live in the house yourself, decide to rent it out or sell it.

If several heirs are equal owners, the only option is usually to sell the property and pay out the proceeds of sale in the correct distribution to all heirs. As an heir, you apply to the probate court for a certificate of inheritance, which entitles you to inspect the land register and thus to know any mortgages and special features. If you are not the sole heir, you can obtain either a joint certificate of inheritance or a partial certificate of inheritance. As the holder of the certificate of inheritance, you are entitled to have yourself entered as the owner in the land register. Only now can you make decisions about the property and weigh up whether to sell, rent or move in yourself.

Inherited a house? Go step by step!

By accepting the inheritance, you have already made an important basic decision. As a sole heir, you can consider how to proceed with the house without consultation. In the case of joint heirs, this consideration is often more complex, so in the next point we will once again deal specifically with the community of heirs and its special features. If, as an heir, you wish to move in yourself and hold the property, all that is required is a change of ownership in the land register. If the market value of the house falls below the exemption amount, no inheritance tax is due. When selling, you should carefully consider whether there may be speculation tax. This is usually not the case when inheriting parental homes, as the parents have lived in the property for more than 10 years. Before selling or renting, you should consider whether renovations will be made or whether you will offer the property in its current condition.

Complexity community of heirs – unity is in the foreground!

In the context of a community of heirs, agreement on how to proceed with the property is paramount. None of the heirs can decide alone if the co-heirs do not agree and, for example, speak out against a sale.

Each heir receives an equal share, or the share agreed in the will. Until the regular sale, these amounts are an agreement value, as the direct proceeds are only known after the sale of the property.

More information about inheritance:

Inheritance settlement

Properties inherited in community pose a particular difficulty when selling. Within the framework of a community of heirs, there are several owners in the land register. This circumstance has a detrimental effect on the interest of potential buyers and makes the sale process more difficult. There is a solution to simplify the settlement and at the same time provide for a clear guideline of all heirs with equal rights. The settlement of an estate refers to the dissolution of a community of heirs, which is carried out on the basis of clear contractual regulations and is not bound by any particular form. Everything you need to know about inheritance settlement.

Community of heirs

From practice it is known that a community of heirs rather rarely agree. But from the disagreement and open disputes in relation to a real estate inheritance arise losses that you can avoid with prudence. Avoid conflicts about the estate by consulting an estate agent and finding the best way with support. If the will does not provide otherwise, all co-heirs are equally entitled and obliged. This means that a sale is often the best solution and gives you the opportunity to divide the proceeds of the estate between all the co-heirs, thus avoiding the problem of an inheritance dispute. Learn more about the community of heirs.

Inheritance tax

For many heirs, grief, joy and sorrow are closely linked. When you inherit a house, this process is always linked to a painful, emotional loss. After some time, a slight joy spreads and you realize that you are a homeowner. At the same time comes the worry that the tax office will claim inheritance tax from you and you will only be able to pay this amount if you sell the house. You have an exemption amount, below which there is generally no inheritance tax. The amount of this allowance is based on your degree of relationship to the deceased. Spouses can inherit real estate tax-free up to 500,000 euros, children up to 400,000 euros. To ensure that you do not pay speculation tax, you should consider whether you would like to live in the inherited house yourself if it was acquired less than 10 years ago. Everything about inheritance tax.

Certificate of inheritance

You are registered in the will as the sole heir of the parental home. If the will is notarised and legally valid, your inheritance will not be challenged. Nevertheless, without an additional certificate of inheritance, you will face a problem at the latest if you become the owner of the property as a result of the correction in the land register and wish to sell it on, for example. You should have a certificate of inheritance issued irrespective of the will and thus protect yourself when inheriting houses or apartments. Everything about the certificate of inheritance.

Partition auction in communities of heirs

The partial auction is a special variant of the forced sale and is used when several persons have ownership of a thing. This often involves a plot of land or a property that is auctioned off and the proceeds divided among the owners. This situation often occurs in communities of heirs whose estates include real property or land. In a community of heirs, the heirs share ownership of the estate property. Accordingly, each of them can dispose of his or her own share, but of the entire property only in agreement with the others. Everything about the partition auction.

Heirloom

The estate can be disclaimed by any heir. This is particularly important if the inheritance is overindebted or if, for example, dilapidated real estate is part of the inheritance. However, a disclaimer requires certain forms and deadlines that must be observed. Precise information about the assets and debts of the testator is therefore extremely important. The right advice is the key to success in such a case. Everything about the inheritance.

Mandatory share of the inheritance

The compulsory portion is an important topic for disinherited relatives, because they still have certain claims to the inheritance. However, in order to claim this correctly and to comply with the formalities, a number of things must be observed. The share always depends on the other heirs and the amount of the estate. Read more about the compulsory portion of the inheritance now.

Allowances for inheritance

In order to protect the heirs from a large financial burden, different tax rates and allowances apply depending on the degree of relationship. These allowances include various things that do not have to be taxed, so that the heirs do not have to hand over the most as taxes, especially in the case of a large estate. Everything on the subject of tax allowances!