What renovations should I absolutely check before buying a property?

The technical check-up: substance before aesthetics

The building envelope: The most expensive protective shield

When you start assessing potential renovation needs , always begin with the exterior. The roof and facade are the most expensive elements of a house. They protect the building structure from the elements. A roof has a lifespan of approximately 40 to 50 years. To assess the need for renovations here , look for displaced tiles, moss growth, or leaks in the screed. A new roof can easily cost between 60,000 and 80,000 Swiss francs. Forgetting to have this area checked for renovations risks incurring the largest single expense in your budget. The facade also reveals a lot. Cracks in the plaster or peeling paint are warning signs. You must pay particular attention to renovations in the plinth area , as moisture can rise there. Facade renovation, including insulation, is a significant investment that you need to be aware of before purchasing a property.

Heating and energy: Laws are driving up costs

The second major area where you absolutely must consider renovations is energy technology. In Switzerland, strict cantonal model regulations ( MuKEn ) apply to energy-related matters. An old oil or gas heating system often can't simply be replaced. If you want to assess renovation options here , check the burner's year of manufacture. Is it older than 15 years? Then replacement is imminent. You not only have to factor in the cost of the heating system itself, but also check whether an alternative system (e.g., a heat pump) is possible. This often requires additional insulation measures . Anyone who neglects to have energy-related renovations assessed here risks buying a property that will incur high legal costs within a few years.

The invisible risk: water and electricity

While an old kitchen might appear old, the pipes are hidden in the walls. Nevertheless, you need to critically examine any renovations . Galvanized iron water pipes (used until around 1990) corrode and become scaled. To assess the need for renovations , perform a pressure test: turn on several taps simultaneously. Does the pressure drop significantly, or does rusty water come out? Then a plumbing overhaul is likely . You also need to check the electrical system for renovations . Old fuse boxes with screw-in fuses indicate outdated wiring. A safety certificate (SiNa) is mandatory, but it doesn't tell you anything about the system's capacity. Do you plan to charge an electric car? Then you must check the capacity of the wiring and the need for renovations before you buy.

Pollutants: The legacy of old problems in the basement

For houses built before 1990, you need to consider another aspect of renovations : asbestos and other hazardous materials. Asbestos is often found in tile adhesives, flooring, or facade panels. As long as the material remains dormant, it's often harmless. However, as soon as you undertake renovations (e.g., bathroom remodeling), it becomes critical and expensive. Asbestos remediation requires specialized companies. If you're planning to demolish walls or replace floors, you should absolutely have your home checked for hazardous materials and the associated renovation work beforehand . An asbestos screening costs a few hundred francs but can protect you from thousands of francs in disposal costs.

Windows and doors: The weak points of the insulation

Windows are the eyes of a house and crucial for its energy efficiency. To assess the need for renovations , look inside the frames. The year of construction is often stamped there. Windows from the 1980s (first-generation double glazing) are often cloudy or leaky today. To determine the extent of the need for renovations , test how smoothly they open and close and hold a candle to the frame (is there a draft?). Replacing all the windows in a single-family home can easily cost 30,000 Swiss francs. You must include this expense in your budget if you want to seriously assess all renovation needs .

Strategy: How do I proceed?

As a layperson, it's difficult to check all the technical renovations . Create a list of the components and their age. Compare this to their typical lifespan.

• Is the component older than its expected lifespan? Include the full cost of repair.
• Is it in the middle of its life cycle? Allocate a proportionate share of the costs. Anyone who proceeds systematically and has all renovations reviewed point by point will arrive at a realistic figure, often far exceeding the purchase price. This figure is your The most important argument in price negotiations .

Conclusion

The question "Which renovations should I check ?" can be answered clearly: Focus on the building's structure and technology, not on cosmetics. Replacing a roof, heating system, or plumbing costs many times more than painting or flooring.

The most common mistake is seeing the purchase price as the final price. Only those who have all pending renovations critically inspected before the notary appointment – ideally with the help of a building surveyor – know the true value of the property. Undetected deferred maintenance is the biggest enemy of your return on investment and your peace of mind. Invest time in the inspection; it pays off.

If you are looking for support in assessing your investment needs or require a professional analysis of the building structure, Loft offers you sound services for this.

Glossary

• Review renovations: The process of technical due diligence before purchase to determine investment needs.
• Investment backlog: The sum of costs for deferred maintenance that a buyer must immediately address. This must be considered when... Renovations check to identify .
• MuKEn : Model regulations of the cantons in the energy sector. They stipulate which energy standards apply to renovations, which affects the costs.
• SiNa (Safety Certificate): A document certifying the safety of electrical installations. It is an important document when electrical renovations need to be inspected.
• Building envelope: The outer layer of the house (roof, facade, windows, basement floor), which is crucial for energy consumption and the protection of the structure.