The most important points
The right documents for a real estate purchase are the foundation for a safe, transparent, and smooth process. Especially in times of new laws like the Building Energy Act (GEG) and the property tax reform, thorough preparation is essential. As experienced real estate agents, we know how important it is to keep an overview. In this comprehensive guide, we explain in detail which documents you need as a buyer, what you should look out for during the inspection, and which documents you absolutely must request from the seller. This way, you create a solid basis for your journey into your own four walls and avoid expensive surprises.
1: Documents for your financing
Before you dive into the real estate market, a solid financing commitment from the bank is the be-all and end-all. Only with clear conditions regarding your creditworthiness and equity can you act quickly and secure your dream property. Complete documentation not only shows the bank your creditworthiness but also speeds up the entire process. Here you can find out which documents are crucial for financing.
What documents are required to finance a property?
Additional property documents for the bank
- Calculations: Living space calculation, usable space calculation, and gross floor area calculation (GFA).
- Building specifications: Especially for newer properties or planned renovations.
- Photos: Current exterior and interior photos of the property (for the bank's appraisal).
- Draft purchase agreement: The bank requires the notary's draft in order to determine the final terms and conditions.
- Proof of insurance: Copy of the building insurance (fire insurance policy).
2: Documents for inspecting the property
Before you take the big step and purchase your own property, it is worth taking a closer look at the documents, because the devil is in the details. This is where the documents for buying a house, the documents for buying an apartment, and, in general, the documents for buying real estate come into play. They show you at a glance the condition of the property, whether there are any encumbrances, and the legal situation. If you carefully review these documents before signing the purchase agreement, you can play it safe and relax as you move into your new home.
A. Checklist: Legal and official documents
These documents help you understand who really owns the property, if there are rights of other persons, and what rules apply to the construction or use of the plot.
Note: The cadastral map, the list of public easements, and the development plan apply to the entire property. They are therefore important when buying an apartment because they apply to the entire property. Property in this context means the entire plot of land including all buildings and apartments located on it.
B. Checklist: Technical and construction documents
3. Additional documents for apartment purchases: WEG specificities
When you buy a condominium, you not only acquire your own apartment, but also become part of a condominium owners' association (WEG). Therefore, there are additional documents from the seller that you should review in order to get a complete picture of the property and the community.
What documents must the seller provide when buying an apartment?
- Declaration of division and community rules: These documents clearly show which areas of your apartment belong to you (separate property) and which are shared (stairwell, roof, facade). They also contain the rules according to which the owners live together.
- Minutes of owners' meetings (at least for the last three years): Here you can find out which renovations are planned or have already been carried out and how decisions are made in the community. A look at the minutes helps to avoid later conflicts or unpleasant surprises.
- Budget and annual statements: These documents show the financial situation of the WEG: How much are the monthly maintenance fees and what are they used for?
- Amount of the maintenance reserve: The reserve is the cushion for repairs and larger investments in the community. If it is too small, you could face unexpectedly high special payments.
4. Documents for the notary
When you buy a house or an apartment, a lot happens behind the scenes to ensure that everything is legally secure. The notary ensures that the purchase contract is correct and that you are entered in the land register as the new owner. The bank wants to ensure that its loan is protected – to do this, it has a land charge entered in the land register.
The most important documents in this context are therefore your financing commitment from the bank and the deed of land charge. With these documents, everything is clearly regulated so that your change of ownership goes smoothly and securely.
What does the notary need from the bank when buying a house?
- Financing commitment: The bank confirms that your loan for the purchase is secured. Without this commitment, the notary cannot complete the purchase agreement.
- Land charge certificate: This document is created by the bank as security for the loan. The certificate is officially notarized by the notary and then entered in the land register. This means that the loan is legally secured.
5: Renovation obligations according to GEG: What buyers need to know
The Building Energy Act (GEG) has had significant effects on real estate purchases since 2024, especially for older existing properties. As a buyer, certain renovation obligations may come your way after the acquisition, which must be fulfilled within two years after the transfer of ownership. A careful look at the energy state of the property and the heating system is therefore essential to avoid unexpected costs.
What renovation obligations are there according to the GEG?
- Boiler replacement: Oil and gas heating systems installed before 1991 (or older than 30 years) may need to be replaced. However, there are exceptions, e.g., for condensing and low-temperature boilers.
- Insulation of the top floor ceiling: Uninsulated, accessible top floor ceilings must be insulated to meet the minimum thermal protection requirements.
- Insulation of heating and hot water pipes: Exposed pipes in unheated rooms must be insulated.
3 pro tips for a safe real estate purchase
The path to your own home is one of the biggest decisions in life. With the right strategy and the right documents, this path becomes not only safe but also relaxed. Here are three pro tips to help you approach the real estate purchase in a structured way and avoid pitfalls.
- 1. Completeness counts: Request all relevant documents from the seller and check them carefully. Only those who have all the information can make the right decision.
- 2. Security from the outset: Clarify your financing early on and submit all necessary documents to the bank. This will help you avoid delays and secure the best terms.
- 3. Transparency creates trust: Use the documents to realistically assess the actual value and condition of the property. This will give you clarity and confidence in every decision.
Anyone who carefully follows these steps lays the foundation for a safe and relaxed real estate purchase. With the right preparation and professional support, your dream of owning your own home becomes tangible step by step. Our coming home Sales Team is by your side, advises you individually, and ensures that you keep an overview at all times, even with new legal requirements like the GEG 2025.
Contact us: Together we will bring you a big step closer to your new home. We look forward to hearing from you!
This article is intended for general informational purposes only and does not constitute individual legal or professional advice.
