Financing existing properties
Year of construction, energy class, property value — what to watch in 2026 when financing existing properties. A practical pre-purchase checklist.
What is different with existing properties
Existing properties — that is, used properties from earlier construction years — are valued differently from new builds. Banks check substance, energy status, modernisation backlog. The older the property, the more important a well-founded substance valuation.
With the new valuation logic under CRR III (since 2025), the spread between the purchase price and the property value is especially large for older buildings. That affects the loan-to-value and the terms.
What banks treat differently by year of construction
- After 2000: a standard property, all banks active, the best terms
- 1980–2000: usually unproblematic, check the energy standard (heating, windows)
- 1960–1980: substance check important — heating system, electrics, roof truss. The circle of banks is almost complete.
- 1945–1960: the energy rating is critical — many banks want a renovation concept. Clarify the modernisation backlog.
- Before 1945: old/period/pre-war buildings — a surveyor’s assessment is advisable. For listed buildings: check a §7i combination.
How the energy certificate affects the financing
- Classes A to C: premium terms, some banks offer an energy-efficiency bonus
- Classes D to F: standard terms, a KfW refurbishment loan is an interesting addition
- Classes G and H: since 2025 considerably harder to finance — some banks decline outright, others require a renovation concept in the application
With a poor energy status, the KfW 261 refurbishment loan is often the solution — up to €150,000 in development loan, a repayment subsidy of up to 45%. Combinable with a bank loan for purchase + refurbishment.
What you should check before buying
- Roof: covering, insulation, possible refurbishment need after 30+ years
- Heating: year of installation (max. 30 years permitted), efficiency class, consider hybrid solutions
- Windows: double/triple glazing, seals
- Electrics: old aluminium wiring, fuse status, residual-current devices
- Water: any lead pipes still in place? Pressure, hot-water provision
- Façade: render, thermal insulation, any cracks
- Mould/damp: cellar, bathroom, north-facing windows — bring in a surveyor if unsure
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