The dream of owning your own home begins long before the first viewing. With our detailed checklist to prepare for buying a house, you will confidently master every stage and avoid costly mistakes. This way, your journey to your own four walls will be a complete success.
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The topic briefly and concisely
A detailed financial plan, including all ancillary costs (approximately 9-15% of the purchase price), is the foundation for a successful house purchase.
A thorough property inspection, ideally with an expert, and a professional property valuation protect against poor buying decisions.
Securing financing approval in a timely manner and carefully reviewing the purchase contract are essential before the appointment with the notary.
Are you facing the big decision of buying a house? Careful preparation is key to taking this significant step with confidence and avoiding common pitfalls. Many buyers underestimate the effort required even before the actual property search begins. This checklist for preparing to buy a house systematically guides you through all relevant phases, from initial budget planning and property inspection to final contract details. Learn how to optimally manage your finances, realistically calculate additional costs, and what to look out for during the viewing and assessment of your desired property to make an informed decision.
Phase 1: Establish financial foundations and set a budget
Before embarking on the search for your dream property, an honest financial assessment is essential. Determine your available equity; experts recommend providing at least 20-30% of the purchase price plus additional costs as your own funds. Create a detailed budget plan to realistically assess your monthly capacity for loan repayments and ongoing expenses. Remember that the monthly rate for repaying a loan is generally not simply equivalent to your current rent. A solid property financing plan begins with clarity about your own resources. This precise analysis of your financial situation forms the foundation for all further steps in your home buying preparations.
Phase 2: Calculate additional costs precisely
Many buyers focus primarily on the purchase price of the property and underestimate the significant additional costs. These can amount to between 9% and 15% of the purchase price, depending on the federal state and property. Key additional costs include the property transfer tax (which varies from 3.5% to 6.5% depending on the federal state), notary and land registry fees (approximately 1.5% to 2.0%), as well as possible estate agent fees (often up to 3.57% for the buyer). Plan these additional expenses firmly into your budget from the outset to avoid financial bottlenecks. A detailed breakdown of all house purchase additional costs is an important part of your preparation.
Phase 3: Define the property search and initial selection criteria.
With a clear budget framework, you can now specifically search for suitable properties. Define your priorities: Which location do you prefer – rural or central? What infrastructure is important to you (schools, shopping facilities, transport connections)? Use various channels for your search, from online property listings to local newspaper advertisements. Create a shortlist of potential properties and gather initial information based on the exposés. Pay attention to details like the year of construction, living area, energy certificate, and floor plans. This phase of the property search requires patience and a clear understanding of your needs.
Phase 4: The Property Viewing – More than just a First Impression
The viewing is a critical point in your house-buying checklist preparation. Take your time and inspect the property thoroughly. Here are some points you should pay attention to:
Building structure: Are there visible damages, cracks in the masonry, or signs of dampness, especially in the cellar?
Roof and facade: When was the roof last covered or insulated? Is the facade intact?
Windows and doors: How old are the windows and in what condition are they? Do the doors and windows close properly?
Heating system: What is the age and condition of the heating system? Have maintenances been carried out regularly?
Electricity and plumbing: Are there enough sockets available? Do the wiring and plumbing appear modern?
Energy certificate: What energy efficiency class does the house have? High consumption can become costly over time.
Document everything with photos and notes. Do not hesitate to ask critical questions and arrange a second viewing appointment, ideally with a building expert, if necessary. Our viewing tips help you not to overlook anything.
Phase 5: Professional Property Valuation and Price Negotiation
If you have set your sights on a property, a realistic assessment of its market value is crucial. Do not rely solely on the asking price. A professional property valuation by experts like Auctoa can help you determine the fair market value and create a solid basis for price negotiations. In Germany, there are three standardised valuation methods: the comparative value, the income value, and the replacement cost method. For owner-occupied single-family and two-family houses, the replacement cost method is often used, which focuses on the substance value of the property. A well-founded valuation can enable you to save several thousand euros. With the results of the valuation, you can enter price negotiations with the seller or estate agent with confidence. Do you need assistance with the valuation? The Auctoa ImmoGPT-Chat can provide initial assessments.
Phase 6: Obtain financing commitment and conduct legal review
In parallel with the price negotiation, you should finalise the financing. Obtain binding financing offers from banks. The bank will assess your creditworthiness, income, and the value of the property. The prerequisites for a building loan usually include being of legal age, having a permanent residence in Germany, and a regular income. Once you have a financing commitment, the legal review of the draft purchase contract begins. This is drawn up by the notary and should be available to you for review at least two weeks before the notarisation date. Have the contract reviewed by an independent legal expert if needed. Also, clarify final details such as the handover date and which fixtures (e.g., fitted kitchen) are included in the purchase price. A careful review protects you from unexpected clauses. Find out more about financing options.
haus-kaufen-checkliste-vorbereitung
The notary appointment is the formal conclusion of your house purchase. Both parties sign the purchase agreement, which is then notarised. After the signing, the notary arranges for the priority notice of conveyance in the land register, securing your claim to the property. The payment of the purchase price and the property transfer tax are now due. Once all payments have been made and the clearance certificate from the tax office has been issued, the final transfer of ownership in the land register takes place. Plan a detailed handover protocol for the key exchange, documenting the condition of the property and meter readings. With the entry in the land register, you are officially the owner – a process that can take a total of 4 to 6 months. Consider whether you want to purchase the property through an estate agent or privately, as this can affect the process.
Conclusion: Well prepared for a successful house purchase
Welche Unterlagen sind für die Baufinanzierung wichtig?
For construction financing, banks generally require proof of income (last three payslips), a current income tax notice, a SCHUFA self-disclosure, proof of equity, and documents related to the property (exposé, land register excerpt, building plans).
Was passiert beim Notartermin?
At the notary appointment, the purchase contract is signed by the buyer and seller and notarised. The notary clarifies the legal aspects and then initiates the necessary steps for the transfer of ownership in the land register.
Wie lange dauert es, bis ich Eigentümer der Immobilie bin?
From the first viewing to the final transfer of ownership in the land register, it usually takes four to six months, provided all steps such as payment of the purchase price and settlement of land transfer tax go smoothly.
Kann ich vom Kaufvertrag zurücktreten?
Withdrawal from the notarised purchase contract is only possible in exceptional cases, e.g., if the seller has fraudulently misrepresented significant defects. A lack of financing approval does not generally justify withdrawal.
Warum ist eine Immobilienbewertung vor dem Kauf sinnvoll?
A professional property valuation helps to determine the fair market value of the property. This provides you with a solid basis for price negotiations and protects you from overpaying. Auctoa offers AI-based valuations for this purpose.
Was ist bei Erbpacht zu beachten?
With leasehold, you don't acquire the land itself, but only the right to build on it or use an existing property. Clarify the term of the leasehold contract, the amount of the annual ground rent, and any restrictions regarding construction or sale.
Additional useful links
Statistisches Bundesamt (Destatis) provides current data on house prices and building land in Germany.
Verbraucherzentrale offers helpful questionnaires and checklists for purchasing property.
Deutsche Bundesbank offers an indicator system for analysing the residential property market.
KfW provides information on funding programmes for acquiring home ownership.
Deutsche Energie-Agentur (dena) provides a guide to the energy certificate for residential buildings.
Bundesministerium der Justiz offers online access to land register information in Germany.
Wikipedia provides an overview of property law in Germany.
Deutsche Bundesbank publishes statistics on interest rates for housing loans to private households.
Bundesinstitut für Bau-, Stadt- und Raumforschung (BBSR) provides information on housing and real estate markets.
FAQ
What documents are important for construction financing?
For mortgage financing, banks usually require proof of income (the last three payslips), a current income tax statement, a SCHUFA credit report, proof of equity, and documents on the property (exposé, land register extract, building plans).
What happens at the notary appointment?
At the notary appointment, the purchase contract is signed by the buyer and the seller and notarized. The notary clarifies the legal aspects and subsequently initiates the necessary steps for the transfer of ownership in the land register.
How long does it take until I am the owner of the property?
From the initial viewing to the final registration of ownership in the land registry, it typically takes four to six months, provided all steps such as the purchase price payment and the settlement of land transfer tax proceed smoothly.
Can I withdraw from the purchase contract?
Withdrawing from a notarised purchase contract is only possible in exceptional cases, for example, in cases of fraudulent misrepresentation by the seller about significant defects. A lack of financing commitment generally does not entitle withdrawal.
Why is a property valuation sensible before purchase?
A professional property valuation helps determine the fair market value of the property. This provides you with a solid foundation for price negotiations and protects you from overpaying. Auctoa offers AI-supported valuations for this purpose.
What should be considered with leasehold?
With leasehold, you do not purchase the land itself, but only the right to build on it or use an existing property. Clarify the duration of the leasehold agreement, the amount of the annual ground rent, and any potential restrictions regarding construction or sale.
