What condition are the roof, heating, pipes and electrical systems of the house I want to buy in?

The four pillars of the building structure: A technical check-up

The roof: The expensive protective shield

When assessing the condition of a home before buying , the first thing to look at is the roof. It's the most stressed component of the building. It protects your investment from rain, snow, and heat. A pitched roof typically lasts 40 to 50 years, while a flat roof often only lasts 25 to 30 years. Once this period has expired, you should expect significant repairs.

To assess the condition of a house before buying , pay attention to the roof tiles: Are they mossy, displaced, or brittle? Does the roofline appear wavy? This indicates problems with the roof structure. Even more important for assessing the condition of a house before buying is the insulation. A look in the attic reveals a lot: Do you see bare tiles or an old, thin layer of fiberglass insulation ? A lack of insulation means heat in the summer and high heating costs in the winter. Poor energy efficiency in the roof area of a house before purchase almost always necessitates renovation, which can quickly cost between 50,000 and 80,000 Swiss francs.

Heating: The pacemaker of operating costs

The heating system is the heart of the building's technology and a critical factor in assessing the condition of a home when buying it . The lifespan of a heat generator (oil or gas) is approximately 15 to 20 years. If you find a boiler from the year 2000 in your basement, it's technically at the end of its lifespan. Therefore, the condition of the home at the time of purchase is compromised by the need for immediate replacement.

But it's not just about age. The condition of a home at the time of purchase must be assessed in light of cantonal energy regulations ( MuKEn ). In many cantons, you can no longer simply replace an old oil heating system with a new one; instead, you must switch to renewable energy sources (e.g., a heat pump). This often requires investments in the building envelope. Ask for the latest service report and consumption figures. High consumption indicates poor energy efficiency at the time of purchase . Also, check the heat distribution: Old radiators are often incompatible with modern low-temperature heat pumps, which negatively impacts the home's condition at the time of purchase and the necessary subsequent investments.

The plumbing: The invisible danger

Water pipes are hidden in the walls, which is why their condition is often overlooked when buying a home. But this is precisely where water damage lurks. In houses built before 1990, galvanized iron pipes were often used. These have a lifespan of approximately 30 to 40 years. After that, they corrode from the inside ( rust ) or become calcified.

To check the condition of the plumbing before buying a house, perform a "pressure test": Turn the water on full blast in both the bathroom and kitchen simultaneously. Does the pressure drop noticeably? Is the water brownish (rusty)? These are warning signs of a critical condition . A burst pipe is every homeowner's nightmare. If all the risers need to be replaced ( pipe rehabilitation ), walls and tiles have to be opened up. This is loud, messy, and expensive. A house in good condition is characterized by pipes that have already been renovated (stainless steel or plastic). Ask specifically when the pipes were last flushed or replaced to accurately assess the condition of the house before buying .

Electrical systems: Safety first

Nothing has changed as dramatically in recent decades as our electricity demand. Induction cooktops, steam ovens, home offices, and electric cars are putting a strain on the grid. Therefore, the electrical system in homes older than 30 years is often inadequate when purchased. Old installations are not only inefficient but also dangerous (risk of cable fires).

Take a look in the fuse box to roughly assess the condition of the house before buying it . Do you still see old ceramic screw-in fuses? Is the residual current device (RCD) missing? These are indications of an outdated installation. In Switzerland, a safety certificate (SiNa) is mandatory every time the property changes hands (after a period of 5 years since the last inspection). Be sure to request this SiNa. It certifies that the house is electrically safe at the time of purchase. However, note: The SiNa only confirms safety, not performance. If you want to install a wallbox for your electric car, even a seemingly safe house at the time of purchase could mean that you have to upgrade the house connection and distribution system at considerable expense.

Conclusion

The question "What condition is the house in?" shouldn't be answered with gut feeling, but with reason. The condition of a home at the time of purchase is defined by the remaining service life of the roof, heating system, plumbing, and electrical wiring. A visually appealing house can be technically unsound if all four components have reached the end of their lifespan simultaneously.

Don't be fooled by cosmetic appearances. Check the age of the components and compare it to their typical lifespan. A poor condition of a home at the time of purchase isn't necessarily a deal-breaker, but it must be factored into the price (deduct any deferred maintenance). Honestly calculate these costs before making an offer. Only those who know the true condition of their home at the time of purchase can buy with confidence.

If you need support with technical evaluation or are looking for a sound assessment of upcoming investments, Loft offers professional analyses to help you avoid unpleasant surprises.

Glossary

• Condition of home at time of purchase: The technical and energy status of a property at the time of transfer of ownership, crucial for future investment needs.
• SiNa (Safety Certificate): A mandatory document confirming the safety of electrical installations. A current SiNa is essential for ensuring the safety of a home when purchasing it .
• Investment backlog: The sum of costs for postponed maintenance. A high level of investment backlog drastically worsens the condition of a home at the time of purchase .
• MuKEn (Model Regulations of the Cantons in the Energy Sector): Laws that prescribe how to proceed with a heating system renovation (e.g. obligation to use renewable energies), which influences the condition of a home at the time of purchase .
• Pipeline renovation : The complete replacement of all vertical water pipes in a building. An expensive measure if the pipes are in poor condition when you buy a house.