How much does a baugutachter cost? Also is it worth it?

your vermittler is technically correct but practically wrong. a bank gutachter's job is to protect the bank's investment, not yours. they check if the property is worth enough to cover the loan, not if you're buying a money pit. i've seen bank reports in wedding that completely missed a heizung that was leaking into the hohlraum under the parkett because the inspector only did a quick visual in the wohnzimmer. a private gutachter will actually run the heizung, check the druck, and look for verfarbungen on the walls that say "there's a leak in here somewhere." for an altbau in berlin, especially one built before 1950, the risk of hidden issues is high enough that 600-1000 euros feels like a bargain compared to a 20k sanierung surprise

arrow_drop_up 5 arrow_drop_down

chat_bubble Reply ios_share

/

Reply

You're looking at roughly 600 to 1,000 euros for a standard Berlin apartment, more if it's a house or you want a full thermography scan. Your Vermittler is half right about the walls, but a private Gutachter will check things the bank's person won't touch, like the age of the electrical panel in the basement, the pressure in the Heizung, and whether that nice fresh paint is hiding mold behind the Schrank. I know someone who bought in Neukölln last year and their bank inspector missed a cracked main drain pipe because the report only said "functionality not impaired." The private Gutachter caught it because he actually ran water and looked at the wet spot on the Keller ceiling. For a purchase in Berlin, especially in an Altbau, that extra 800 euros is cheap insurance.

arrow_drop_up 5 arrow_drop_down

chat_bubble Reply ios_share

/

Reply

honestly the price range is already covered by the others but i'd add that it depends heavily on whether you want a full thermographie messung or just a standard begehung. the thermographie adds maybe 200-300 eur but it's the only non-destructive way to see if there's insulation gaps or moisture behind walls without drilling. your vermittler is right that they can't see inside the walls but a good gutachter checks the keller and dachboden for signs of leaks from the unit above or below yours. in an altbau in prenzlauer berg or friedrichshain i've seen cases where the electrical was still from the 60s with old alu wiring that's a fire risk and the bank inspector just wrote "functional" because the lights turned on. that 800 eur saved someone 15k in rewiring later.

arrow_drop_up 4 arrow_drop_down

chat_bubble Reply ios_share

/

Reply

Worth noting that Berlin street names have official umlaut and ß rules that trip people up, so a sign showing "Strasse" versus "Straße" is not actually a spelling error, just an older transcription. Same with "ue" versus "ü" (e.g. "Kantstrasse" vs "Kantstraße"), both are considered valid renderings and you'll see the ß version on the blue Schilder and the ss version on older plaques or in databases that predate Unicode. If the difference you're seeing is between those two forms, there's nothing to fix and both are technically correct.

arrow_drop_up 4 arrow_drop_down

chat_bubble Reply ios_share

/

Reply

if the signs u mean are the old enamel ones on the house facades those are often protected as Baudenkmal so nobody's allowed to correct them even if the spelling is outdated. the binding version is whatever is in the Berliner Strassenverzeichnis plus the entry in the Liegenschaftskataster, so if u tell me the street i can point u to the right Bezirksamt Mitte or Charlottenburg-Wilmersdorf page. tbh the merged district thing is real but the facade signs are a separate story, theyre basically museum pieces at this point

arrow_drop_up 3 arrow_drop_down

chat_bubble Reply ios_share

/

Reply

honestly thats super common in Charlottenburg, the district offices were merged from older Bezirke and nobody ever fixed all the Schilder. if its a real street you can check the official strassenverzeichnis on berlin.de, that list is what the Burgeramt actually goes by. which street is it? some of the Kaiserdamm / Kantstrasse signs are notorious for this.

arrow_drop_up 1 arrow_drop_down

chat_bubble Reply ios_share

/

Reply