You have inherited a property – a blessing or a financial trap? Uncertainty about the condition and potential renovation costs can weigh down any inheritance. This guide shows you how to check the renovation needs of your inherited property online and avoid costly mistakes.
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The topic briefly and concisely
According to the Building Energy Act (GEG), heirs often have to carry out energy renovations, such as replacing old heating systems, within two years.
The cost of a complete renovation of an old building can be up to 1,200 euros per square meter, which is why an accurate calculation is crucial.
Government subsidies from BAFA and KfW can cover up to 40% of renovation costs, but they must be applied for before the start of the measures.
An inherited property often presents owners with significant challenges. The maintenance backlog, in particular, is an unknown factor that can significantly reduce the value. According to the German Institute for Retirement Provisions, between 2015 and 2024, properties worth around 1,293 billion euros have been inherited, many requiring modernisation. A quick and data-driven analysis is therefore not a luxury, but a necessity. With the right digital tools, you can assess the condition, estimate costs, and comply with legal deadlines. This way, you turn uncertainty into a clear action plan.
Step 1: Understand legal obligations under the GEG
If you have inherited a house that was built before 1 February 2002, a legal clock is ticking. The Building Energy Act (GEG) obliges new owners to carry out certain energy-efficient renovations within two years of the transfer of ownership. This obligation applies in cases of purchase, gift, and inheritance. Those who miss the deadlines risk fines of up to 50,000 euros. The control is often carried out by the chimney sweep during the regular fire safety inspection.
Among the most common obligations is the replacement of boilers that are over 30 years old. Additionally, the top floor ceiling or roof must be insulated, and uninsulated heat-conducting pipes in unheated basements must be isolated. An exception applies if you, as the heir, had already lived in the house before the 2002 deadline. Therefore, before planning an energy-efficient renovation, examining these GEG requirements is the first essential step. These legal requirements form the basis for all further considerations.
Step 2: Use digital checklists for an initial rough analysis
How can you assess the renovation needs of an inherited property online without immediately ordering a surveyor? Digital tools and detailed checklists provide an excellent initial orientation. You can systematically evaluate the critical areas of the house, from the roof covering to the condition of the basement. For an initial assessment, you usually only need a few basic data: year of construction, living area, last renovation measures, and the energy source of the heating. Many online calculators provide a rough cost estimate based on this information.
These tools help you to grasp the extent of the renovation backlog. A typical checklist queries the following points:
Condition of the roof and facade (e.g., cracks, dampness)
Age and type of windows (single or multiple glazing)
Condition of the heating system and piping
Electrical installations (e.g., are there RCDs?)
Sanitary areas (e.g., lead water pipes?)
An online check does not replace a professional appraisal, but it provides a solid foundation for informed decisions. For a more detailed analysis that goes beyond standard checklists, our ImmoGPT-Chat can be a first point of contact to clarify specific questions. This initial analysis helps you to prioritise the urgency of various measures.
Step 3: Realistically calculate renovation costs per square metre
Costs are often the critical factor. A complete renovation of an old building can quickly exceed €1,200 per square metre. For an average detached house with 150 square metres, the costs can add up to as much as €180,000. Even for partial renovations, you should budget for €500 to €600 per square metre. Experienced builders also always plan a buffer of 15 to 25 percent for unforeseen expenses, such as the disposal of asbestos or the remediation of moisture damage.
A brief overview of some typical cost points:
Roof: Re-roofing, including insulation, costs between €100 and €250 per square metre.
Heating: Replacing an old oil heating system with a modern heat pump can cost between €25,000 and €40,000.
Windows: New windows with triple glazing cost €500 to €800 each.
Facade insulation: An external thermal insulation composite system (ETICS) costs around €150 to €250 per square metre.
These figures demonstrate the importance of precise budget planning. A renovation cost calculator can provide some initial guidance here. A detailed analysis of these costs is essential to assess the viability of a renovation.
Step 4: Use the energy performance certificate as a guide for renovation needs
The energy certificate is one of the most important documents for quickly assessing the energy condition of a property. It is legally required for sale or new rental and provides at a glance the final energy demand or consumption. The efficiency classes range from A+ (very good) to H (very poor). A property in class H can lead to annual heating costs of over 25 euros per square metre, whereas a house in class A+ is under 3 euros. This difference quickly adds up to over 3,000 euros per year for 150 square metres.
Check whether a needs or consumption certificate is available. The needs certificate is based on a technical analysis of the building and is often more informative than the consumption certificate, which merely reflects the individual heating behaviour of previous users. The certificate also contains specific modernisation recommendations, which represent an initial priority list for renovation measures. Thus, it is a crucial tool for determining the true value of an inherited property. The findings from the energy certificate are vital for targeted funding applications.
Step 5: Strategically Plan Government Subsidies and Grants
Energy renovations are generously supported by the government. The main points of contact are the Federal Office for Economic Affairs and Export Control (BAFA) and the Credit Institute for Reconstruction (KfW). BAFA grants subsidies for individual measures such as heating replacement or insulation, while KfW offers low-interest loans for comprehensive renovations to efficiency houses. The funding can cover up to 40% of the investment costs, which often makes renovation economically feasible.
A strategic approach is crucial to receive maximum funding:
Consult an energy advisor: A certified energy efficiency expert is mandatory for most funding applications. They create an individual renovation roadmap (iSFP), which alone unlocks a funding bonus of 5%.
Submit applications before starting measures: The most important rule is: Submit the application first, then hire the craftsmen. Applications submitted retrospectively are almost always rejected.
Combine funding programs: Many programs from BAFA and KfW can be combined to further reduce the financial burden.
A professional funding check ensures that you don't miss out on any grants. With a clear strategy, you can significantly reduce the financial burden.
Conclusion: From the online examination to an informed decision
Checking the renovation needs of an inherited property online is the first and most important step for heirs to gain control. It allows you to identify legal obligations, roughly estimate costs, and create a well-informed basis for the property's future decisions—be it selling, renting, or self-use. An initial online analysis protects you from unpleasant surprises and turns a potential risk into a manageable opportunity. For a precise, data-supported evaluation that goes beyond general calculators, an Auctoa Renovation Potential Report offers a reliable foundation. Make your decision not on a whim, but based on valid data.
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Additional useful links
The Federal Institute for Research on Building, Urban Affairs and Spatial Development (BBSR) offers a publication on a relevant topic in the field of construction and urban development.
The Federal Statistical Office (Destatis) provides comprehensive information on construction prices and the property price index.
The Institute of the German Economy Cologne Consult GmbH (IW Consult) publishes a report on renovation potential in residential properties.
The Kreditanstalt für Wiederaufbau (KfW) provides information about funding programmes for existing properties for private individuals.
The Consumer Centre Bavaria offers a press release on the renovation obligations for heirs of old houses.
The Consumer Centre provides detailed information about the Building Energy Act (GEG).
The Federal Ministry for Economic Affairs provides a dossier on the energy transition in the building sector.
The German Energy Agency (dena) informs about the Energiesprong Germany project, which deals with serial renovation.
FAQ
What happens if I miss the two-year renovation deadline?
If you do not comply with the refurbishment obligations set out in the GEG within the two-year period, the competent state authority may impose a fine of up to 50,000 euros, often following a report from the chimney sweep.
Is it worth renovating the inherited property before selling it?
That depends on the individual case. Smaller, cost-effective modernisations can often disproportionately increase the selling price. An expensive complete renovation is not always profitable, but it can broaden the range of potential buyers. A <a href="/blog/lohnt-sich-eine-renovierung-vor-dem-verkauf">cost-benefit analysis</a> is crucial here.
What role does the year of construction play in the online inspection?
The year of construction is a key indicator of the likely need for renovation. Buildings from certain eras have typical weaknesses, such as inadequate insulation (before 1979) or outdated electrical systems. Online tools use the year of construction as a crucial variable for their calculations.
Do I always need to hire an energy consultant when applying for funding?
For most comprehensive funding programmes by KfW and BAFA, the involvement of a certified Energy Efficiency Expert (EEE) is mandatory. They confirm the eligibility of the measures for funding and assist with the application process.
What is the difference between renovation and modernisation?
Renovation addresses defects and restores the original condition (e.g., repairing a leaky roof). Modernisation improves the standard beyond the original state (e.g., installing a more efficient heating system or thermal insulation). In the context of inherited properties, both often go hand in hand.
Where can I find reliable online checklists for renovation audits?
Reliable checklists can be found at consumer centres, energy agencies, or specialised portals. These help systematically check all components of a property and document their condition, providing a good basis for discussions with professionals.
