Steer Clear of Surprise Expenses: Evaluate a Home's Age When Buying Real Estate
When Purchasing Real Estate, Give Thought to the Era of Construction
Want to score that charming old Victorian or the sleek modern flat? When shopping for pre-owned property, paying attention to the property’s construction year shouldn't be overlooked. By knowing the year it was built, you can make well-informed decisions about potential construction issues that may pop up.
Several problems can cluster in certain ages of homes, resulting in expensive repair work for homebuyers. Here are the key questions answered regarding common works required for specific age groups and strategies to avoid expensive surprises.
Is a Victorian house a safe option?
Usually, yes, says professional author Peter Burk. Homes built prior to World War I feature robust constructions and remain very popular today.
However, keep in mind that "these buildings were often designed with lovely ornamentation, but with minimal knowledge of building physics from the time," says Burk, who has authored books on property purchasing for organizations such as Stiftung Warentest and Verbraucherzentrale.
In a Victorian property, areas like thermal insulation, sound insulation, and cellar sealing were largely overlooked during construction. "The building technology, including heating, plumbing, electrical, was also underdeveloped," Burk explains. Homes from this era will typically have to be modernized to meet current standards.
Fortunately, many owners have modernized their Victorian houses over the years by swapping simple windows, repairing roofs, plastering walls, and restoring fireplaces and chimneys.
What about houses built before World War II?
After the Victorian era, simpler and less representative homes became commonplace. Architects and builders followed the Bauhaus concept: clean lines, narrow walls, single-pane windows.
A benefit of these houses: minimal use of building chemicals at the time. "However, like Victorian houses, building physics were inadequate - cellar sealing, thermal insulation, and sound insulation were usually insufficient," says Burk. Also, flat roofs were often inaccurately installed.
What to watch for in houses built immediately after the war?
Purchasing a house built directly after the war between 1945 and the 1950s might bring unwelcome surprises. "During rebuilding, materials from construction debris were often used, which weren't suited for the purpose," says Klaus-Jürgen Edelhäuser of the Bavarian Chamber of Engineers.
He cites examples such as polluted sands or fire-damaged masonry blocks. It's no wonder: "The goal was to provide people with a roof over their heads as swiftly as possible."
Are houses built between 1950 and 1970 more robust than post-war homes?
In terms of construction materials, yes, says Peter Burk. However, it's important to note that as attention towards thermal and sound insulation grew from the late 1970s, heating shifted from coal to oil.
Houses from 1950 to 1970 may have structural defects. Moreover, flimsy plastic sheets used on flat roofs at the time could potentially leak. Another issue is damaged pipes that might have allowed water to seep into the masonry over time. Prepare for substantial renovation costs unless the building has already undergone comprehensive modernization.
Furthermore, the use of wood preservatives and asbestos began in the late 1950s and became more prevalent in the 1960s, according to Edelhäuser. "These materials are still present in most houses."
What environmental hazards are present in houses from the 1980s?
"Even these can contain asbestos," says Edelhäuser. "Its use wasn't banned until 1993," he explains.
However, houses from the 1980s to the 1990s have other environmental hazards like mineral wool in roof insulation, formaldehyde-containing components, and hazardous wood preservatives used in wooden paneling on ceilings and walls. "All of this can lead to complex renovation cases," says Burk. Additionally, the plumbing may be corroded, and the property might have high energy consumption.
These houses generally have poor energy efficiency due to a lack of focus on the building envelope before the late 1970s.
Are post-2000 homes a smart choice?
These homes are far more energy-efficient than older buildings. "Houses constructed in 2000 and later typically boast a good insulation standard, efficient heating, a well-designed ventilation concept, and modern electrical and plumbing installations," says Corinna Kodim. In her opinion, these homes can be future-proofed through manageable measures, such as installing a climate-friendly heating system, a photovoltaic system, and a solar thermal system.
What documents should buyers certainly request?
"The energy certificate is crucial," says Edelhäuser. "It provides information about the energy performance of the house and contains suggestions and obligations for energy improvement."
However, the certificate alone is not sufficient for sellers and buyers to know what to expect. "Typically, buyers should have access to the complete building file," advises Kodim. This should encompass the building permit. If buyers don’t have these documents, they should reach out to the building authority. "If there is no building permit, the house may have to be demolished, regardless of its quality," says Kodim.
Which building defects can be extraordinarily expensive?
The energy status of a home is less of a concern. "It can be altered with some effort," says Burk. More issues arise if the building material is deteriorated or hazardous materials were used. "Then it might not be advisable to invest in such a property."
Even superficial issues can create doubts about the purchasing decision. "Cracks in the masonry that endanger the structure, dry rot, pests - all these risk bringing down the house," warns Kodim.
Edelhäuser also points out that exchanging an outdated heating system, and the overhaul of sanitary and electrical installations, can be extremely expensive.
Final Thoughts: Older homes attract many buyers due to their charm, location, and well-established infrastructure. However, these buildings also come with their quirks that mustn't be overlooked.
Tip: Before making a purchase, it's wise to consult a professional expert to learn which measures are essential to consider and what financial burden this decision might involve.
- In Victorian houses, specific areas such as thermal insulation, sound insulation, and cellar sealing were neglected during construction, making them require modernization to meet current standards.
- Houses built before World War II, while popular, also had inadequate building physics, including insulation and soundproofing, as well as inaccurately installed flat roofs.
- Houses built immediately after World War II might present unexpected issues due to the use of unsuitable materials during rebuilding.
- Homes from the 1950s to the 1970s, despite improved construction materials, may still have structural defects, damaged pipes, and the presence of asbestos.
- Houses from the 1980s to the 1990s might contain environmental hazards such as asbestos, mineral wool in roof insulation, formaldehyde-containing components, and hazardous wood preservatives used in wooden paneling on ceilings and walls. Moreover, these houses typically have poor energy efficiency.
