Existing property
When age, modernisation and possible repair needs are hard to judge.
Expert support when buying a house or flat
Pre-purchase consultation
The best time for a second look is before you sign. I come with you to the viewing and tell you what I see: condition, visible risks, foreseeable investment. You then decide whether the price is right on a sound basis.
Jens Krüger · Let’s talk: +49 172 868 5666
Whether the condition, visible weak points and foreseeable modernisation needs fit your purchase decision is hard to judge. For the pre-purchase consultation, I accompany you to the viewing and assess the property, its visible condition and the investment needs – this is not a building defects or structural survey. I put the asking price into context against these findings; an independent value estimate is provided by the short-form valuation.
from €499 incl. VAT
For flats and houses with up to 160 m² of living area within the agreed standard scope.
When is a pre-purchase consultation worthwhile?
A pre-purchase consultation is particularly useful when a house or flat seriously makes the shortlist after the first viewing.
The second viewing is often the right moment: the basic decision on the property is still open, questions can be prepared and existing documents reviewed in advance.
Visible issues
Where there is damp, cracking, older building components or other points that should be assessed professionally.
Large investment
If you want a second, independent professional view before the notary appointment.
Planned modernisation
If it is foreseeable that major works will be needed after the purchase.
Unclear documents
If information in the exposé, floor plans or existing documents raises questions.
Assessing documents
If the land register, area information, building documents or other property information should be assessed professionally before the purchase.
What does an expert check when you buy a house?
The focus is on the characteristics that are essential for your purchase decision and that are accessible and visible during a normal viewing.
- visible condition of the building and key building components
- visible signs of damp, cracking or other conspicuous features
- roof, facade, windows and typical junctions, where accessible and visible
- age and externally visible condition of building services, as far as can be assessed in a visual inspection
- obvious modernisation and repair needs
- layout, possible uses and visible special features
- existing property documents and information, where available for the appointment
- the land register extract, in particular with regard to rights and encumbrances registered in section II, where provided
- pointers to issues that specialists should investigate further before the purchase
The consultation is meant to make risks visible and decisions more objective.
It does not replace a complete technical building survey. If a suspicion can only be clarified by opening up building components, laboratory analysis or a specialist examination, this is pointed out accordingly.
Pre-purchase consultation for flats
With a flat, it is not only the unit itself that is considered. Visible issues affecting the common property and the documents available can also matter for the purchase decision.
Depending on the documents available, the declaration of division, the energy performance certificate and information on common building components or planned works may provide pointers. However, this does not include a complete legal or financial review of the owners’ association (WEG).
What the pre-purchase consultation can do – and where specialists are needed
In a pre-purchase consultation I look at the property as a whole. As a Diplom-Wirtschaftsingenieur (FH) with a focus on construction and many years of experience in property valuation, I assess structural, economic and property-related aspects together.
This includes conspicuous features in, for example, the load-bearing structure, damp-proofing and insulation, building services or the electrical installation, as far as they are visible and can be assessed in a non-destructive inspection. Signs of damp or mould, unusual crack patterns, issues with the roof and facade, visible weaknesses in building services or outdated technical standards are of course taken into account.
Check, assess, decide.
An essential part of a good pre-purchase consultation is assessing visible weak points – and recognising when a question should be investigated in more depth by a specialist engineer or expert before the purchase decision.
If a conspicuous feature requires further specialist diagnosis, I point out which question should be investigated further. This could be, for example, an in-depth investigation by a structural engineer, a building physicist, a building services engineer or another suitably specialised expert.
What the pre-purchase consultation does not replace
The pre-purchase consultation is a cross-disciplinary, generally non-destructive examination of the areas that are accessible and visible at the time of the viewing. It does not replace further specialist investigation where special measurements, calculations, opening up of components, laboratory analyses or specialist planning knowledge are required.
- no destructive opening up of building components
- no final assessment of concealed structures or pipes without further investigation
- no structural calculation or detailed building physics investigation
- no pollutant or laboratory analysis
- no complete specialist inspection of heating, plumbing or electrical installations
- no refurbishment or specialist planning
- no legal advice and no complete review of public-law permits
- no independent property valuation or market value assessment within the basic service
The pre-purchase consultation from €499 does not include a separate property valuation or market value assessment. The asking price can be put into context against the condition found, the visible investment needs and the findings of the site inspection. For an independent value estimate or a more detailed assessment of the purchase price, the short-form valuation is recommended.
Pre-purchase consultation or pre-acquisition assessment?
The classic pre-purchase consultation concentrates on the expert assessment of an individual property. The pre-acquisition assessment for investors additionally focuses on income potential, the plausibility of the purchase price and economic risks.
Which documents are helpful?
- exposé
- floor plans, sections and elevations, where available
- living and usable area calculation, where available
- energy performance certificate
- details and evidence of modernisation, refurbishment and conversions
- cadastral map
- existing building documents
- current extract from the land register
- for flats: the declaration of division and relevant documents of the owners’ association
- for let properties: leases or details of existing tenancies
If a land register extract is available, I check in particular whether rights or encumbrances are registered in section II that may be significant for the buyer. This does not include legal advice or a legal review of the contract.
Missing documents do not rule out a pre-purchase consultation. However, they may mean that individual questions remain open at the appointment.
How much does a pre-purchase consultation cost?
Pre-purchase consultation on site
from €499 incl. VAT
Site inspection with verbal advice. The starting price applies to flats and typical detached and two-family houses with up to 160 m² of living area within the agreed standard scope. Pre-purchase consultations are also possible for apartment buildings, mixed-use buildings and commercial property; the price is then calculated individually after reviewing the property information.
The pre-purchase consultation as a modular system
- Pre-purchase consultation – site inspection with verbal advice: from €499 incl. VAT
- Pre-purchase consultation with a written record of the key findings: €799 incl. VAT
- Pre-purchase consultation with a short-form valuation: €1,499 incl. VAT
- Cost estimate and other additional services: €160 incl. VAT per hour. The time required depends on the extent of the measures identified. For a property with only a few manageable points, the effort is correspondingly lower than for one with extensive modernisation or refurbishment needs. A general fixed price can therefore not be given in advance. Billing is based on the actual time spent.
The approximate cost estimate serves solely to give a first economic order of magnitude for the purchase decision. It is not a cost calculation, refurbishment plan or basis for tendering, and does not replace planning or cost determination by architects, specialist engineers or contractors.
What the basic service includes
The pre-purchase consultation from €499 does not include a separate property valuation or market value assessment. The asking price can be put into context against the condition found, the visible investment needs and the findings of the site inspection. For an independent value estimate or a more detailed assessment of the purchase price, the short-form valuation is recommended. As a combination, the pre-purchase consultation with a short-form valuation costs €1,499 incl. VAT.
Frequently asked questions about the pre-purchase consultation
When should I take an expert along when buying a house?
The second viewing is often ideal: the property is of serious interest, but the purchase decision is still open.
How much does an expert cost when buying a house?
The pre-purchase consultation costs from €499 as a site inspection with verbal advice, €799 with a written record and €1,499 in combination with a short-form valuation – each incl. VAT for flats and typical detached and two-family houses with up to 160 m² of living area within the agreed standard scope. If you want structural damage, damp or pollutants investigated, you need a building surveyor; I do not prepare building defects reports. If the site inspection reveals signs of such issues, I point out which question a specialist should clarify.
Do you also check flats?
Yes. The flat and – where accessible and relevant to the appointment – visible aspects of the common property and the documents available are included.
Is an assessment of the purchase price included?
The pre-purchase consultation from €499 does not include a separate property valuation or market value assessment. The asking price can be put into context against the condition found, the visible investment needs and the findings of the site inspection. For an independent value estimate or a more detailed assessment of the purchase price, the short-form valuation is recommended.
Is the pre-purchase consultation a building defects survey?
No. It is a visual inspection and professional assessment as part of the site inspection. Concealed components are not opened up.
Can I receive the results in writing?
Yes. The pre-purchase consultation with a written record of the key points found during the site inspection costs €799 incl. VAT.
Regional presence
Offices in Dresden, Berlin and Lemgo
Dresden · SaxonyPre-purchase consultation in Dresden & Saxony →
Berlin · Potsdam · BrandenburgPre-purchase consultation in Berlin & Brandenburg →
Lemgo · East Westphalia-LippePre-purchase consultation in Lemgo & OWL →
Have you shortlisted a house or flat?
Send us the exposé, your preferred date and the key details. I will agree the scope of the consultation with you in advance.
Let’s talk.You speak directly to me: +49 172 868 5666