Navigating Home Purchase Costs: Consider a Home's Age Before You Buy
When Contemplating a Home Purchase, Bear in Mind the Year of Construction
Want to save on unexpected expenses when buying a used property? Remember to check the year of construction. This simple bit of info can give you clues about potential structural issues that might arise. Here's a breakdown of common renovation needs for different home eras and tips to avoid expensive surprises.
Is a Gründerzeit house a sound investment?
Well, yes and no. These homes, built before World War I, are famous for their sturdy construction. However, they were usually designed with aesthetics rather than building physics in mind, leading to issues with thermal insulation, sound insulation, and basement sealing. Additionally, outdated technical systems may require modernization.
Experts suggest buyers of such houses should expect to update properties to meet current standards. But fear not! Many homeowners have already upgraded their properties over the years by replacing windows, re-roofing, plastering walls, and refreshing fireplaces and chimneys.
What about old houses built before WWII?
After Gründerzeit, houses were simpler and less ornate. Although they used little building chemistry, age-related problems may still crop up, like inadequate thermal insulation, sound insulation, and basement sealing. Flat roofs, popular during this era, were often poorly installed.
Post-war homes (1945-1950s)
These houses came with their fair share of surprises. During the reconstruction, construction debris materials were sometimes used, which could have hidden dangers. Contaminated sands or fire-damaged bricks were not uncommon back then.
Houses built between 1950 and 1970
These homes used better construction materials, but insulation was seldom a priority until the '70s. Heating systems were also underdeveloped, relying on coal and oil. Static issues and leaking plastic roofs were common concerns. Additionally, asbestos use began increasing during this time.
Houses from the 1980s
Asbestos was still around in these houses, although its use was banned in 1993. Other hazards included mineral wool in roof insulation, formaldehyde-containing components, and dangerous wood preservatives used in wooden cladding on ceilings and walls. Plumbing was often damaged and corroded.
Modern homes (post-2000)
These newer houses offer improved energy efficiency thanks to better insulation, efficient heating systems, well-designed ventilation concepts, modern plumbing, and electrical installations. Upgrading them to make them eco-friendly can be manageable with measures like installing climate-friendly heating systems, photovoltaic systems, and solar thermal systems.
Essential documents to inspect before purchasing
First, take a hard look at the energy certificate, which provides insights into a property's energy condition and recommendations for improvements. Ideally, request the complete building file, containing the building permit, to have a clearer understanding of the property's history. Absence of the necessary documents might require contacting the building authority to ensure your home doesn't land on the demolition list.
Pitfalls to watch out for
- Energy condition issues can be improved with some effort, but severe deterioration or the use of hazardous substances can make renovation expensive and may even render the property unfit for investment.
- Structural weaknesses, dry rot, pests, and outdated heating systems can pose significant financial challenges for buyers.
In summary, older houses are popular for their unique charm and picturesque locations. But as a potential buyer, don't overlook their quirks. Consult an independent expert before making a purchase to determine necessary measures and their potential financial implications.
Source: ntv.de, Katja Fischer, dpa
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Additional Info:
Gründerzeit Houses (Late 19th Century to Early 20th Century)- Structural Issues: - Detailed architecture with possible deteriorated original materials. - Potential asbestos contamination in later renovations.- Renovation Needs: - Preserving original elements while upgrading thermal insulation, windows, and heating systems. - Addressing asbestos contamination with proper handling during renovations.
[1] Remote working opportunity: https://remoteok.io/
[2] Finding a historic home: https://mountainmodernhomes.com/blog/how-to-find-a-historic-home-to-buy/
[3] Asbestos in homes: https://asbestos.com/
[4] Energy-efficient home improvements: https://www.energy.gov/energysaver/home-energy-upgrades
[5] Case studies of Gründerzeit house renovation: https://www.federalopfm.de/en/topics/technical-content/gründerzeit-feldblum
Summary Table of Common Issues and Needs by Era
| Era | Common Structural Issues | Renovation Focus ||----------------------------|------------------------------------------------|------------------------------------------------------------|| Gründerzeit (Late 19th C.) | Asbestos contamination, material deterioration, mismatched elements | Preservation with energy-efficient upgrades and asbestos handling || Pre-WWII | Structural fatigue, outdated building technology, low insulation | Structural reinforcement, system modernization, insulation upgrade || Immediate Post-War | Poor-quality materials, moisture problems | Thermal upgrade, structural reinforcement, complete system overhaul || 1950 to 1970 | Concrete degradation, asbestos, limited insulation | Asbestos removal/encapsulation, insulation retrofit, structural repairs || 1980s | Wear and tear on building components, outdated insulation | Insulation improvement, roofing and window repairs, system updates || Post-2000 | Design issues, maintenance | Energy optimization, smart home tech, routine maintenance |
- The community policy should address the restoration and preservation of Gründerzeit houses, considering their structural issues such as asbestos contamination and Material deterioration.
- Employment policies may need to be revised to accommodate remote work for professionals handling hazardous substances like asbestos during the renovation of older homes, especially Gründerzeit houses.
- To invest wisely in the housing-market, potential buyers should carefully consider the renovation needs of houses built in the gründerzeit era, as they may require upgrading thermal insulation, windows, and heating systems along with proper handling of asbestos during renovations.
- In addition to cost-effective finance options for real-estate investments, home buyers should consider the use of renovation-focused preservatives and energy-efficient materials to reduce the financial challenges of outdated technology and insulation issues often found in older houses.
- Whatsapp groups can be useful resources for networking and exchanging information about the housing-market, real-estate prices, and shared expertise on renovating older homes, such as gründerzeit houses.
