Don't Break the Bank When Buying A Home: Consider the Year of Construction
Contemplate the Calendar Year's Impact When Purchasing a Residential Property
When searching for the perfect home, pay special attention to the construction year. Each era has typical weaknesses, which can lead to hefty renovation costs for unwary buyers.
From the charm of old stucco-covered buildings to the sleek modern flats, it's easy to get caught up in a property's aesthetics. However, the construction year plays a crucial role. This information often helps predict potential structural defects.
Here are the key questions and answers about each age group and, most importantly, how to avoid hefty renovation costs.
Is an 1800s home a safe bet?
"Overall, yes," says author Peter Burk. Pre-WW1 houses are renowned for their sturdy construction and remain popular today.
However, "they were often built with beautiful ornamentation but without much understanding of building physics back then," states Burk, who has penned books on home buying for Stiftung Warentest and the consumer center.
Buyers of such homes should expect that areas like thermal insulation, soundproofing, and basement waterproofing were not a concern during construction. Additionally, heating, plumbing, electricity, and waste disposal systems were underdeveloped. Homes from this era usually require upgrades to meet modern standards.
Most of these homes are not in their original condition today. "Many owners have modernized their homes over the decades," says Corinna Kodim from the German homeowners' association Haus & Grund Deutschland. For example, they often replace old windows, renew roofs, repair walls and ceilings, and upgrade fireplaces and chimneys.
What about homes built before World War II?
Following the Gründerzeit, homes went through a simpler period. Architects and builders implemented the Bauhaus idea: simple lines, narrow walls, single-pane windows.
An advantage: little building chemistry was used at the time. However, like the Gründerzeit homes, the energy efficiency was low – basement waterproofing, thermal insulation, and soundproofing were typically inadequate. Furthermore, flat roofs, popular during this time, were often improperly built, according to Burk.
What should be considered for homes built immediately after the war?
Homes built right after the war until the 1950s may have hidden surprises. "During immediate rebuilding, construction rubble was often used that was only conditionally suitable," says Klaus-Jürgen Edelhäuser from the Bavarian Chamber of Engineers-Bau.
He mentions examples: contaminated sands or fire-damaged masonry blocks. "It's no wonder – the goal was to provide the people with a roof over their heads as soon as possible."
Are homes built between 1950 and 1970 more solid than post-war constructions?
"Yes, in terms of construction, they are," says Peter Burk. However, it's important to remember that "thermal and sound insulation only became considerations from the late 1970s onwards. Heating shifted from coal to oil at this time."
Homes from this era may also have static issues. Moreover, the plastic membranes often used on flat roofs at the time were said to be leaking. Another problem: pipes deteriorated over time, allowing water to seep into the masonry. Therefore, buyers should expect significant renovation costs – unless the building has already been thoroughly modernized.
"In addition, the use of wood preservatives and asbestos began in the late 1950s and increased in the 1960s," warns Edelhauser. "These materials are still present in most of these homes."
What are the potential risks in homes from the 1980s?
"These too may contain asbestos," says Edelhauser. "Its use was banned in 1993," he explains.
However, houses from the 1980s to the 1990s have other potential problems, such as mineral wool in roof insulation, formaldehyde-containing components, and dangerous wood preservatives used in wooden cladding on walls and ceilings. "All of these can lead to complex repair cases. In addition, the plumbing is usually outdated and corroded," says Burk.
These houses also tend to have high energy consumption. "It wasn’t until the end of the 1970s that thermal insulation became a concern. Before that, little attention was paid to the building envelope," explains Burk.
### Homes built after 2000: Are they a good choice?
These houses are more energy-efficient than older ones. "Houses built in 2000 and later typically have good insulation standards, efficient heating systems, well-thought-out ventilation systems, and modern plumbing and electrical installations," says Kodim. From her perspective, these buildings can be made future-proof with manageable measures, like installing climate-friendly heating systems, photovoltaic panels, and solar thermal panels.
### What documents should buyers definitely request?
"The energy certificate is essential," says Edelhaüsser. "It contains information about the energy status of the home, recommendations, and obligations for energy improvements."
However, the certificate alone is not enough for buyers and sellers to know what to expect. "Ideally, buyers should have access to the complete building file, which should include the building permit," recommends Kodim.
If buyers do not have these documents, they should definitely visit the local building authority. "Without a building permit, it's possible that the home may have to be demolished, regardless of its condition," warns Kodim.
### Which building defects can result in high costs?
The energy status of a home is less problematic. "It can be improved with some effort," says Burk. However, if the building structure is damaged or numerous hazardous materials were used, it might not be worth investing in such a property.
"Cracks in the masonry that threaten the structural integrity, dry rot, pests – all of this can be disastrous for a home," warns Kodim.
Edelhäuser also mentions that replacing an outdated heating system, renewing sanitary and electrical installations, and upgrading energy-efficient fixtures can be expensive.
### Conclusion:
Older homes are popular due to their enduring charm, desirable locations, and mature infrastructure. However, they have their quirks that buyers should not ignore.
Before making a purchase, it's best to consult an independent expert about the necessary measures and the fiscal impact of this decision.
- Old stucco-covered buildings from the 1800s, while charming, may require significant upgrades to meet modern thermal insulation, soundproofing, and waterproofing standards due to the limited understanding of building physics during their construction.
- Homes built during the Gründerzeit may have low energy efficiency due to inadequate basement waterproofing, thermal insulation, and soundproofing, and flat roofs were often improperly built.
- Post-war homes may contain contaminated construction rubble, leaking plastic membranes on flat roofs, and deteriorated pipes, leading to substantial renovation costs.
- Homes built between 1950 and 1970 may have static issues, leaking plastic membranes on flat roofs, and asbestos in various parts of the house.
- Houses from the 1980s and 1990s may contain asbestos, mineral wool in roof insulation, formaldehyde-containing components, dangerous wood preservatives, and outdated plumbing, leading to complex repair cases and high energy consumption.
- Buildings constructed after 2000 are more energy-efficient, but buyers should still consult an independent expert to understand the necessary measures and financial implications of purchasing these properties. In addition, certain structural defects or hazardous materials could result in high costs, potentially making such properties unworthy of investment.
