February 2002 have lived in
- Posted by: Ngọc Trinh
- Category: blog
February 2002 have lived in
Among other things, the current amendment also introduces an obligation to indicate the energy characteristics of houses and apartments in real estate advertisements.
More transparency with energy certificates
In addition, the energy certificates introduced in 2009 must be supplemented with more easily understandable energy efficiency class information, similar to the practice with electrical appliances or cars.
Criticism of the rise in the price of housing
“” The Sunday speeches of politicians about wanting to provide more affordable housing are in reality turned into the opposite. In truth, the new housing construction that is so urgently needed in the metropolitan areas will become even more expensive with the new Energy Saving Ordinance, “” criticized Axel Gedaschko, President of the GdW Federal Association of German Housing and Real Estate Companies, in a press release.
This means that the construction of affordable apartments for housing companies is hardly worthwhile. “” The result: less is being built and the tenants end up having to bear the higher costs through higher rents, “warned Gedaschko.
Association: Deadlines for adjustments too short
Another thorn in the side of the association is that constant temperature boilers that are more than 30 years old must be taken out of service from 2015 according to the amendment. “Such a regulation cannot be implemented in this short period of time,” “said Gedaschko. In that case, longer deadlines are absolutely necessary to implement the changes.
Despite their approval, the federal states also criticized the federal proposal and only approved it subject to certain conditions, as the Federal Council stated. They called again for the EnEV and other energy transition regulations in the real estate sector to be combined in order to increase “” acceptance and transparency “”. In addition, the chamber asked the federal government to provide two billion euros annually for energy-efficient building renovation.
Energetic renovations are mandatory for old buildings
However, owners of old buildings are also legally obliged to insulate all previously uninsulated, non-accessible floor ceilings in unheated rooms, or the roof areas above the unheated attic. In addition, accessible lines must be sealed.
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Since December 31, 2011, in the course of the EnEV, previously uninsulated top floor ceilings of heated rooms must be insulated. All solid ceiling structures that have been erected since 1969, as well as all wooden beam ceilings of all ages, are exempt from the insulation requirement. Owners of one and two-family houses are also exempt from the insulation requirement if they already lived in their houses on February 1, 2002.
Banks have a lot of money – not just their own – and want to show that too. For this reason, the headquarters of the financial institutions are often among the most spectacular buildings in the world: fortresses or glass palaces. Depending on how they see themselves, the banks are sometimes open, sometimes closed. But environmental protection also comes into play. Because in addition to functionality, sustainability also plays a major role in the design. And that is often rewarded. (More pictures can be found in our photo show – click through!)
Spectacular bank buildings around the world – The architecture of money
Photo series with 13 pictures
For example, the Commerzbank Tower in Frankfurt received the Green Building Award Frankfurt Rhein-Main in 2009 for its natural ventilation and the generous supply of daylight. The Bank of America Tower in New York City was also recognized for its particularly environmentally friendly and energy-saving construction, as the high-rise specialists from the data service provider Emporis report.community essay example
Repellent on the outside, airy on the inside
The main feature of the Bank of China building in Hong Kong is its huge, sharp-edged triangles. According to the teachings of Feng Shui, they have a repellent effect – but inside the building should exude perfect Feng Shui harmony. The glass cubes of the Macquarie Bank in Sydney, Australia, on the other hand, are held by a striking exoskeleton on steel girders. They span the building like a net, so there is no need for supporting pillars inside.
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In contrast, the Islamic Development Bank in the Saudi Arabian Jeddah presents itself with narrow viewing slits. They are supposed to offer protection from too much sunlight. In contrast, the central terraces are covered with glass to let in natural light, according to Emporis. ING Bank in Amsterdam has done a daring design. If a building gets nicknames like “” Schuh “” or “” Upright vacuum cleaner “”, the architect may not have hit the jackpot.
320 square meters of residential property for 1900 euros – yes, there is. We are talking about the old train station in Passow in the Uckermark. Usually, however, entry into the residential world by rail is significantly more expensive. Visiting an auction where bidders argue over walls with siding.
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The station building on Kardinal-von-Galen-Strasse has seen better days. The facade is decorated with graffiti, the apartments and the former train station rooms are in need of renovation. The once pretty old building had already been modernized in the style of the time in the 1970s. The stucco decorations were chipped off and replaced by unadorned rough plaster – the revival is now a challenge for every architect.
On the first day of the autumn auction of the Berlin auction house Karhausen, the former Mainz-Marienborn train station is still the secret star. Twelve bidders have already submitted their offers in advance. The minimum bid of 5000 euros is quickly exceeded. 12,000, 16,000, 35,000 euros. Compared to the other lots (that’s what the auctioneers call the individual offers), the price rises at an almost breathtaking pace. In the hall, two interested parties take part in the bidding competition. One of them, a friendly man in his early forties, came from the capital of Rhineland-Palatinate especially for the auction. At 50,000 he folds. In the end, the hammer falls at 75,000 euros. “” That’s a collector’s price, “” he says. “Together with the costs of the renovation, it never pays off.” ”
“” Lover “” – the word is pretty good anyway. Who else would buy a train station, especially when trains rush past every quarter of an hour? There are quite a few. Chief auctioneer Matthias Knake awarded the bid for 30 of them this Friday alone. There is also a locomotive shed with a water tower and a former signal box. The minimum bids start unspectacularly at 3000, 5000 or 8000 euros. The last call is often a multiple of this.
They are people like Heidrun Brandt from Kyritz in Brandenburg. The tax consultant was looking for a suitable domicile for her practice, as close to the town as possible, so the train station came in at the right time, especially since it basically only requires cosmetic repairs. It is even conceivable that the railway line behind it will be shut down in a few years, which would significantly increase the value of the property. But Brandt doesn’t want that at all. “My son comes to visit regularly from Berlin,” she explains. “” It’s easier if he can get out right in front of the door. “” She still has to pay the surcharge for the prospect of rest. Only after a long back and forth does she fight the last competitor. Your last bid is 57,000 euros.
Of course there are also the real bargains. The train station in Passow, for example. The walls are quite shabby and are also far from being shot in the Uckermark; but it only costs 1900 euros for 320 square meters of living space. You can’t live cheaper.
But that is usually not the point for station enthusiasts. “We just fell in love with the house and dreamed of living there for a long time,” says Birgit Hörner, who has lived with her family in the former train station in Groß-Umstadt between Darmstadt and Aschaffenburg for seven years. An old building with such a charisma is rarely found in the area.
Together with her husband Robert Laack, she bought the station straight from the railway after a bidding war. At first a competitor had offered more, but then withdrew. Hörner found out about her happiness on her birthday. However, the way to the move turned out to be surprisingly rocky. Brakeman was, of all things, the local council, which should have been interested in a restoration in accordance with the monument. Instead, the ancestors worked their way up the height of the boundary wall to the platform, which serves as protection against overly curious looks.
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Local council as a brakeman
Many had warned the couple in advance that the cooperation with the Deutsche Bahn supervisory authority could be extremely complicated. Because the company regularly only sells its old buildings subject to certain conditions. Often, for example, the new owner has to allow passengers to walk through the station onto the track. Or he must allow railway employees access to rooms in which signal box technology or switchboards for signal systems are still installed. If you want to be free to control yourself, you should look for another home. In Groß-Umstadt, however, the cooperation with the railways worked without any problems.
Germans love real estate – especially as the ultimate material asset that not only protects their assets in the long term, but also increases them. In the current low interest rates, it is all the easier for investors to be enthusiastic about investing in “” concrete gold “”. How to calculate correctly before making a decision, says the financial planner Christoph Leichtweiß in a guest post for T-Online.de
The current combination of historically low interest rates, the euro and sovereign debt crises has resulted in a dangerous investment crisis that has generated high demand and, in many places, already sharply increased real estate prices.
Experts are already warning of a real estate bubble. But even without such overheating, there are enough stumbling blocks that stand in the way of investors when buying property.
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One should analyze the offers in the windows of the brokers and on the internet platforms more precisely than ever, especially in the current market environment. After all, when it comes to real estate used by others, the stated returns are often enough pure window dressing.
Since the current real estate hype also addresses target groups beyond the wealthy private investors, the most important decision factors and key figures are to be shown using the example of an offer for a 1-room apartment in a medium-sized student town in the Rhine-Main area. Some key figures are shown on the basis of a specific example explained, which should definitely be included in the decision-making process. This offer can be found in the window of a broker:
As good as new rented 1-room apartment
Rental yield p. a 4.96% purchase price 89,500 euros living space 34.59 m2 rental income p. a. (Net cold rent) 4440 euros ancillary costs p. a.1908 Euro of which not allocable 420 Euro commission 5.95%
4.96 percent should therefore jump out for the investor. Obviously, the annual net rent was set in relation to the purchase price (4440 euros: 89,500 euros x 100). The technical term for this is gross rental yield.
The gross rental return is easy to determine, but it also ignores some important expenses: Neither the ancillary acquisition costs nor the ancillary costs that cannot be passed on to the tenant or the maintenance costs are taken into account. A possible rent default risk is also ignored. As a result, the return on the property is simply calculated nicely. The so-called net rental return is much more meaningful. Here, at least certain cost items are included in the calculations, so that a much more realistic picture of rental earnings power is obtained.
Calculation of the net rental return
There are three steps necessary to determine the net rental return:
Step 1: Calculating the actual investment costs
Purchase price 89,500 euros Real estate transfer tax * 4475 euros Notary fee (1.5%) 1343 euros Land register entry 250 euros Brokerage fee (5.95%) 5325 euros Investment costs 100,893 euros * 5% in Hesse
Step 2: Calculation of the net rental income (so-called rental income)
Annual net rent, excluding heating, 4440 euros Non-apportionable ancillary costs € 420 net rental income € 4020
Step 3: Calculating the net rental return
The formula for net rental income x 100 / investment costs applies to the calculation of the net rental return. For our example, this means: 4020 euros / 100,893 euros x 100 = 3.98 percent.
Thus, the 4.96 percent specified at the beginning suddenly only becomes 3.98 percent and that only if there is no loss of rent and maintenance costs are excluded. Taxes are of course not yet integrated.
In order to be able to correctly assess the broker’s offer, two additional indicators should be taken into account in addition to the net rental return. On the one hand, the return on equity tied up today (return on equity), on the other hand, the return on property (return on total capital).
Calculation of the return on equity
The following formula applies: Income after taxes x 100 / tied equity. This valuation figure provides information about the expected profitability of the equity invested today (= market value – debt capital).