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

Question

Planning to buy a property and the bank vermittler says the Gutachter can't really look inside the Wohnung walls and since the important stuff are inside the walls (pipes and electric) there is not much value into the private Gutachter. The bank Gutachter will do as much as the private Gutachter but the report will be in banks format and probably needs an explanation to understand it.

Anyway I would like to know the costs since i feel like its worth to do it before committing for a big money.

Thanks in advance.

anje · Answer

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.

edithaschade · Answer

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

baerbelschueler · Answer

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.

gesa · Answer

A private Baugutachter in Berlin usually runs between 500 and 1,200 euros depending on the size of the property and how detailed you want the report. Your Vermittler has a point that nobody can see inside walls without drilling, but a good Gutachter still checks things like the fuse box, water pressure, visible pipe routing, and can spot signs of moisture or old wiring that a bank inspector might gloss over. I've seen bank reports that missed obvious issues like a leaking Heizungsanlage or a poorly done DIY electrical job, which cost buyers thousands later. For peace of mind on a six-figure investment, it's money well spent just to have someone legally on your side before you sign.

merlinde · Answer

i'd say the other replies have the price range right, around 600-1000 for a standard apartment check. one thing nobody mentioned is that some gutachter offer a stichprobenartige checking where they only look at specific risk areas like the heizung or the elektroverteilung, which can be cheaper around 300-400 eur. your vermittler isn't wrong that they can't see inside walls but in berlin altbauten the real problems are often in the keller or the dachboden, not behind the plaster. mold in the keller from bad drainage or a dachboden with old insulation are things a private gutachter will crawl into while the bank guy just ticks a box from the treppenhaus. for a 300k+ investment i'd rather lose 800 eur than find out the hard way the heizung is from the 70s and needs full replacement.

Neu aus Berlin