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Check an address

Which address?

House buying checklist: what to check before you buy in Germany

The list follows the order of a purchase. For each point it says whether it can already be evidenced for the address or whether you request it from seller, notary or authority.

Nationwide address search. Which data appears depends on each state’s sources.

The order of a house purchase

  1. Set the budgetPrice plus closing costs plus a renovation reserve. Banks usually do not finance closing costs; they come from equity.
  2. Check the addressLook at land value, zoning, risks and energy before you invest time in viewings.
  3. View the propertyThe energy certificate must be shown by now (sec. 80 (4) GModG). Bring a checklist, and an expert for older houses.
  4. Request documentsLand register extract, cadastral map, encumbrance information, building documents; for flats also the declaration of division and minutes.
  5. Secure financingTake the property documents to your bank; the loan commitment should exist before the notary appointment.
  6. Review the draft contractThe notary should provide the draft as a rule two weeks before notarisation (sec. 17 (2a) BeurkG).
  7. Notarise and hand overThen come the priority notice in the land register, payment, transfer tax and handover with a protocol.

Which documents to see before buying

Documents before buying and where they come from
DocumentWhyFrom
Land register extractOwners, burdens (section II), mortgages (section III)Seller or notary; access only with legitimate interest (sec. 12 GBO)
Cadastral mapBoundaries and size of the parcelSurveying / cadastral office
Encumbrance informationPublic-law obligations of the plotBuilding authority; not every state keeps a register
Energy certificateEnergy demand or consumption, efficiency classSeller, mandatory at the viewing
Building documentsPermit, floor plans, living-area calculationSeller or building authority file

If you are collecting these documents from abroad, use the foreign buyer preparation guide to plan translation and representation before your notary appointment.

Viewing checklist: roof, damp, heating, wiring

  • Roof: age of the covering, gutters and joints, water marks in the attic.
  • Damp: basement walls, plinth, window reveals; a musty smell is a hint, not a finding.
  • Heating: year of installation, fuel, last service. The type plate usually shows the year.
  • Wiring and pipes: age of the distribution board, material of water pipes.
  • Windows: glazing, seals, year.
  • Layout: do rooms and areas match the building documents?

How to read the energy certificate: condition & energy.

Buying a flat: declaration of division, minutes, reserve

  • Declaration of division (Teilungserklärung): do cellar, parking space or garden really belong to the flat?
  • Minutes and resolution collection: special levies decided, open disputes.
  • Budget and annual statement: monthly service charge and the size of the reserve.
  • Maintenance reserve: the law requires an “appropriate maintenance reserve” (sec. 19 (2) no. 4 WEG).

The costliest mistakes

  • Seeing the land register only at the notary: third-party rights in section II survive the sale.
  • Not checking the development plan and learning later that the extension is not allowed.
  • Underestimating closing costs: they usually come from equity.
  • Not pricing in renovation: heating, roof and windows have lifespans you can read from their year.
  • Not reading the draft: warranty exclusion and handover date are in it.

What reesinsy checks per address and what you obtain elsewhere

Visible in the filewhere official data exists

  • Parcel and plot area from the cadastre
  • Standard land value of the zone with reference date
  • Development plan or hint on built-up/outer area, where published
  • Flood and heavy-rain map context
  • Building and roof data from official 3D models, where available

Obtain elsewherefrom seller, notary or authority

  • Land register extract (seller or notary)
  • Encumbrance information (building authority)
  • Energy certificate (seller)
  • Declaration of division and minutes (property manager)
  • Condition on site (viewing, expert)

Frequently asked questions

What is the order of steps when buying a house in Germany?

Set the budget, check the address, view, request documents, secure financing, review the draft contract, notarise and hand over. The loan commitment should exist before the notary appointment.

How early do I receive the draft purchase contract?

For consumer contracts on real estate the notary should provide the draft as a rule two weeks before notarisation (sec. 17 (2a) BeurkG).

Check the address before you negotiate

Plot, zoning, risks and land value in one file, with source and date for every value. Anything missing is marked as open.

Sources and status

Read how the reesinsy editorial team checks sources and updates these guides (in German).