Buying an old property – look out for these seven hidden costs
Affordable old buildings are highly sought after. But it is important to take a close look at older properties and not rush into signing a contract under time pressure. What you need to consider aside from location, price, and character when buying an old property – so you can turn an old house into your dream home.
From old to new
Old buildings offer a lot of potential that needs to be discovered. The before-and-after pictures of two renovation projects in Zurich and Küsnacht ZH prove that older buildings can be transformed into something incredible.
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A family home built in 1952…
Located on Triemlistrasse in Zurich, this old building attracted visitors thanks to its unique location: surrounded by greenery, but in the middle of the city.
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... transformed into a stylish, modern home.
After a complete renovation, the property can now show off all its charm.
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The entire roof had to be insulated…
The top floor of the old building showed characteristic paneling.
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... exposing stunning wooden beams.
This was removed in order to sufficiently insulate the house. The exposed beams give the renovated house a homelike touch.
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When renovating a property, cables often have to be replaced…
The structure of this old building was surprisingly good.
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… to ensure that technology meets current requirements.
Nevertheless, some things had to be replaced. Sanitary systems and electrical equipment had to be refurbished, the radiators were replaced with underfloor heating, and the old fireplace was upgraded to a Scandinavian wood stove.
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Even the old kitchen…
The small, old kitchen did not meet today's needs.
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... has a new chance to shine after the renovation.
By removing two supporting walls and replacing them with steel beams and a support, the architects created an open living and dining area.
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Another renovation project also impressively demonstrates …
The top floor with a balcony was previously not used to its full potential.
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… that old things can be transformed into something very special.
A stylish glass partition has created a new, industrial-inspired space. Behind it is now the master bedroom and dressing room.
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The previously little-used attic…
The old building is impressive thanks to its generous attic – but it was hardly ever used.
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… transformed into a children's paradise.
But that changed with the renovation. Half of the attic is now a true paradise for children. The creation of additional habitable floor area was made possible by a transfer of building mass.
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From an old-fashioned bathroom…
The bathroom in this old building faced a complete renovation.
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… to a modern spa.
No expense was spared: with an open shower and a freestanding bathtub, the room is now hardly recognizable.
1. Is the old building structurally sound?
A modern kitchen and lovely paint job is not of much use if the structure of an older property isn't sound. Such a house can quickly turn into a nightmare and become very costly. Therefore, if you want to buy an old property, you should pay particular attention to the external walls and roof.
Thin cracks in the plaster, for example, are normal and mostly harmless. However, deep cracks running through supporting walls or external walls can indicate that the house's structure is poor. This can happen if the ground underneath it moves. If an old property has wooden beams, you should check whether these are stable and not rotten or infested with pests.
2. Do not buy if there are signs of moisture
Moisture is the worst enemy of old properties. The telltale signs are mold, crumbling plaster, and a musty smell. Water may have found its way into the house from above – for example, through a leaky roof or decayed seals. In some properties, moisture can also seep in from below, if no moisture barrier was installed.
If there are signs of moisture, it is important to find out the cause. Structural repairs due to leaks are time-consuming and expensive. The damage resulting from years of untreated moisture can be particularly problematic.
3. Old properties often lack insulation
Old properties are often poorly insulated and not very energy efficient. Higher heating costs are the result. It can therefore make sense to add extra insulation to the external walls. Sometimes the roof insulation is also insufficient and in need of improvement.
If oil or gas heating is still being used and the heating needs to be replaced anyway because of its age, it may be worth considering more environmentally friendly heating. Ideally, you should draw up a budget for energy-related renovation work.
4. Inspect the electrical installations of the old property
In many old properties, it is not only the heating that is out of date, but also the electrical installations: old fuses, poor wiring, not enough plug sockets. You should check all of this when buying an older house. Find out about the state of the power supply system and, during the viewing, make a note of where you need to make adjustments. In old properties, TV and telephone sockets, for example, are often only available in one room.
5. Check the state of the water pipes
Water pipes may also need to be replaced. Under normal circumstances, the pipes have a life cycle of up to 40 years. However, it may be shorter if the water is very hard, since limescale builds up in the pipes. This leads to reduced water pressure and blockages.
In Switzerland, it may be worth installing a water-softening system, depending on the regional water hardness. This is particularly the case if you plan to replace all the water pipes. Less limescale also increases the life cycle of appliances such as boilers, washing machines, and dishwashers.
6. Be wary of asbestos in old buildings
In Switzerland, asbestos was installed between 1904 and 1990 in flooring, pipe insulation, and acoustic panels, for example. According to information from the Swiss Federal Office of Public Health, materials containing asbestos are particularly common in properties built between the 1950s and the 1970s. Asbestos has only been banned since 1990.
If you want to buy an older property, you should address this issue. Although carcinogenic asbestos fibers are usually only released during processing, for example due to renovation work, it is expensive to remove asbestos. A laboratory analysis can reveal whether or not asbestos was used in a house.
7. Buy an old property, but plan for modernization
If you are buying an old property, you should budget for modernization work. Perhaps the bathroom is old fashioned, the kitchen appliances are out of date, or the old flooring doesn't appeal to you? There is almost always something to renovate.
Old buildings are charming, especially when you can combine the old and the new. With the right conversions, extensions, and renovations, you can make your personal dream home a reality. It is best to think about what you will want to change while you are viewing the property.
