We have a rule we never break: no VigoImmobilien client signs the Kaufvertrag before we have gone through the complete inspection checklist. Not the shortened version. Not “we had a look, seems fine.” The complete one.
This rule did not come from a textbook. It came from a specific case early in our work, when a client almost bought an apartment with a hidden sewage defect that would have cost €18,000 in repairs. Since that day, Anastasia goes to every viewing with a notebook listing 30+ points. Not because she forgets — but because during a viewing it is easy to be swept away by a beautiful window view and forget to look under the sink.
We decided to open up this checklist. Not all of it — some things only a professional should check. But enough so that you come to the viewing prepared and do not miss what 80% of buyers miss.
The First Thing We Check — Even Before Entering the Apartment
Anastasia says: “I start evaluating the property already at the entrance. The condition of the façade, front door, intercom, postboxes — all of this tells you about the quality of the Hausverwaltung. If the hallway has peeling walls, a broken lift and a smell of mould — it means the Betriebskosten are not going where they should.”
We check: condition of the hallway (walls, floor, lighting), lift (working? when was the last inspection? — is there a sticker?), postboxes (broken = problem building), courtyard (clean? waste bins?), parking (is there any? cost? how to get a space?). All of this is common property that you will be paying for. Its condition is your future costs.
Apartment Inspection When Buying: What Nobody Looks At
Most buyers at a viewing look at: area, number of rooms, view from the window, renovation. That is correct — but it is not enough. Here is what Anastasia checks while the buyer admires the parquet.
Water and drains. We open every tap. Wait 30 seconds. We look at the pressure, water colour, and smell. We look under the sink — any signs of leaks, mould, damp? We drain the bathtub and listen: is the drainage working normally? In Altbau buildings, pipes can date from the 1960s — replacing a riser for the whole building costs approximately €15,000–25,000 (as of 2026), split between all owners.
Electrics. We check the fuse box: automatic circuit breakers or old fuses? How many circuits? Is there earthing? Old Altbau buildings often have aluminium wiring that cannot handle the load of modern appliances. A complete rewiring of a 65 m² apartment costs approximately €8,000–12,000 (as of 2026). The buyer must know this before signing, not after.
Walls and ceiling. We look for signs of damp: dark stains, watermarks, peeling paint. Especially in corners, near windows, and on the ceiling. If there are stains — it could be condensation (not serious, solved by ventilation) or a leak from the floor above or the roof (serious). The difference between “€500 for paint” and “€20,000 for repair after flooding” lies precisely in this check.
Windows. We open and close them. We check the seal — does it draught? Double or single glazing? Installation year? New quality windows cost €500–800 each — for a flat with 8 windows that is €4,000–6,400. Windows also affect the Energieausweis — and accordingly the monthly heating costs.
Noise. Sounds odd, but we ask the buyer to be silent for 30 seconds. We close the windows. We listen. Can you hear the street? Neighbours? The lift? A tram? One of our clients loved an apartment, but we came for the second viewing at 7 am — and it turned out the tram outside wakes you at 5:30. She thanked us and chose a different apartment.
Which Documents to Check Before Buying an Apartment
Hanna — with a legal background — works in parallel with Anastasia. While Anastasia physically checks the apartment, Hanna checks the property documents: who is the owner, what encumbrances exist, what is in the meeting minutes. Here is the minimum package of documents without which we do not recommend signing the Kaufvertrag.
Grundbuchauszug (Land Register extract). No older than 2 weeks. We look at the entries: who is the owner, what encumbrances (Belastungen), liens (Pfandrechte), easements. If we see encumbrances — we bring in a Vertragserrichter lawyer who assesses the legal risks. Once we found that a Wohnrecht (right of residence) was registered in the Grundbuch in favour of the seller’s ex-husband. He had been living in another country for 6 years, but the right had not been cancelled. Without our check, the buyer would have received an apartment with a “ghost resident”.
Energieausweis. Legally required (EAVG 2012) — the seller must provide it before the first listing. If it is missing — that is already a violation. If present but class F or G — we explain to the client what this means in practice: heating costs €200–300/month instead of €80–100, and a potential need for renovation in the coming years.
Nutzwertgutachten. This document defines your share in the common property (Miteigentumsanteil) — and from it depends how much you will pay for Rücklage and Betriebskosten. Sometimes the shares are distributed illogically — and a small apartment pays more than the larger neighbour.
Betriebskostenabrechnung for 2–3 years. We analyse the trend: if costs rose by 40% over 2 years — this may indicate problems with the Hausverwaltung or planned repairs that you were “forgotten to be told about”.
Eigentümerversammlung minutes. This is a goldmine of information. It says: which repairs are planned, what problems were discussed, whether there are conflicts between owners, what the position of the Hausverwaltung is. Hanna once found in the minutes that a major façade renovation with an Einmalzahlung of ~€8,000 per apartment was planned in a year. The seller had “forgotten” to mention it. We renegotiated — and reduced the price by those €8,000.
Which Questions to Ask at the Apartment Viewing
In our experience, 90% of buyers at the first viewing ask: “How much does it cost?”, “When can we move in?” and “Why are you selling?” That is normal — but those are not the questions that save you from problems.
What we always ask: What is the heating system and how much does heating cost in winter? (A specific number, not “not much”.) When were the pipes, electrics, windows last replaced? Who is the Hausverwaltung and what is their reputation? (Google the rating — it takes 30 seconds.) How much is in the Rücklage and what repairs are planned? Were there any floods or damage in the last 5 years? Does the apartment contain asbestos or other hazardous materials? (In buildings built before 1990 — a real issue.) Was the renovation officially approved? (Merging rooms without a permit = a legal problem when selling.)
One client recently desperately wanted an apartment with a “new open-plan kitchen”. Hanna checked — the wall between the kitchen and living room had been demolished without Baupolizei permission. That meant: either obtain retrospective permission (weeks of bureaucracy, possible refusal) or put the wall back. The client thanked us and chose a different apartment.
Why We Always Insist on a Second Viewing
The first viewing is emotion. The second is logic. We never recommend buying after a single viewing, even if the apartment is “perfect”.
For the second viewing, Anastasia comes with a list of questions that arose after the first visit. We measure the rooms (the area stated in the listing does not always match reality — we have seen discrepancies of up to 5 m²). We photograph everything: fuse box, pipes, ceiling, bathroom, floor — this is needed for subsequent discussion with the notary and possibly for negotiation.
We also recommend coming at a different time of day. Saw the apartment on a Saturday afternoon — come on a Tuesday at 7 am or a Friday evening. Noise, lighting, neighbours — everything can look different. One of our Ukrainian clients was delighted with an apartment with an “incredible view”. At the evening second viewing it turned out: the windows face a nightclub open from Thursday to Sunday until 4 am. The view remained — the sleep disappeared.
How Inspection Findings Become Negotiation Arguments
Everything we find during the inspection becomes a tool for negotiation. Not to deceive the seller — but for fair pricing.
Energieausweis class E instead of B? That means an additional €150/month on heating — i.e. €1,800/year. Over 10 years — €18,000. We justify a price reduction by this amount. Old windows that need replacing? €6,000 — a corresponding reduction. Planned façade repair with €8,000 Einmalzahlung? Yet another basis for negotiation.
Anastasia says: “I never negotiate ‘on feeling’. Every argument is a concrete figure: repair cost, difference in Betriebskosten, impact of the Energieausweis. The seller may disagree — but they cannot say the argument is unfounded.”
In our practice, the average discount after professional inspection is €5,000 to €25,000. For a €300,000 apartment that is 2–8% — substantial money that covers all additional purchase costs or is left for renovation.
Buying an apartment is possibly the biggest financial decision of your life. And the worst thing you can do is make it on emotion, after a single viewing, without checking the documents and without understanding exactly what you are paying for.
Our checklist is not bureaucracy. It is protection. It saves clients from costs they do not even suspect: from hidden defects, legal traps, inflated prices and unpleasant surprises after signing.
If you have found an apartment and think: “Seems all fine” — let us check that. Sometimes “seems” costs €20,000.
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