Renovation of older buildings

Renovation of Older Buildings - The renovation of older buildings refers to the comprehensive repair and refurbishment of an existing building, typically one constructed before the 1970s. The goal is to permanently preserve the building’s structural integrity, bring the quality of living up to modern standards, and significantly reduce energy consumption.

What does the renovation of an older building entail?

The renovation of an older building goes far beyond superficial cosmetic repairs. It involves work on the building’s structural and utility systems and typically involves multiple trades working simultaneously.

Electrical: In older buildings constructed before 1970, the electrical installation almost never meets today’s safety standards. Two-wire circuits without a ground wire, outdated fuse boxes, and insufficient outlets require complete rewiring in accordance with DIN VDE 0100.

Plumbing and Heating: Lead or steel pipes are replaced with copper or plastic pipes. Old boilers are replaced with modern condensing boilers or heat pump systems. Since the Building Energy Act (GEG) 2024, stricter requirements apply to new heating systems-the use of renewable energy is mandatory for existing buildings when replacing a heating system.

Windows and facade: Single-pane windows are replaced with double- or triple-pane windows. Facade insulation-whether as an external thermal insulation composite system (ETICS) or interior insulation-significantly reduces heat loss through transmission. The U-value of the exterior wall should be below 0.24 W/(m²·K) after renovation.

Roof and basement ceiling: Roof insulation is one of the most effective individual measures in older buildings. Since the GEG came into effect, top-floor ceilings must meet a U-value of at least 0.24 W/(m²·K). Basement ceiling insulation prevents heat loss downward and noticeably improves floor comfort on the ground floor.

Depending on the condition and scope of the project, the cost of renovating an older building ranges between 600 and 1,500 euros per square meter of living space. This clearly distinguishes older building renovation from a simple refurbishment, which involves only cosmetic updates, and from a complete overhaul, in which the building is stripped down to its load-bearing structure.

Costs of typical old building renovation measures

Measure	Cost per m²	Eligible for funding (BEG/KfW)
Facade insulation (ETICS)	€80-180/m² facade	Yes, up to 20% grant
Roof insulation / on-roof insulation	€100-200/m² roof area	Yes
Windows (triple glazing)	€500-1,200 per window	Yes
Heating system (heat pump)	€15,000-25,000 total	Yes, up to 70% subsidy
Heating system (condensing gas boiler)	€8,000-14,000 total	Limited
Complete bathroom	€12,000-25,000	No (only for accessibility)
Complete electrical installation	€8,000-20,000 depending on size	No
Basement ceiling insulation	€20-60/m²	Yes

Historic Preservation and KfW Funding

In Nuremberg and the metropolitan region, numerous historic buildings are listed as historic monuments-particularly in the historic old town, in Gostenhof, and in the Wilhelminian-style neighborhoods of Fürth. Listed buildings require close coordination with the local historic preservation authority, as any alterations to the facade, window sizes, or roofscape are subject to approval. At the same time, historic preservation offers tax advantages: Under Sections 7h and 7i of the German Income Tax Act (EStG), renovation costs can be fully written off over a period of twelve years.

KfW supports energy-efficient renovations of older buildings through the “Federal Funding for Efficient Buildings” (BEG) program. Individual measures such as window replacement or roof insulation receive a grant of up to 20 percent. For a comprehensive renovation concept that incorporates an Individual Renovation Roadmap (iSFP), the subsidy rate increases by an additional 5 percentage points. A prerequisite for most KfW and BAFA subsidies is the involvement of a certified energy consultant.

Practical Tip for Nuremberg and Franconia

We recommend that owners of older buildings in the Nuremberg metropolitan region have an individual renovation roadmap (iSFP) drawn up before beginning the renovation. This document outlines which measures, in what order, will yield the greatest energy and economic benefits. Numerous dena-certified energy consultants are available in the region, and their initial consultation is subsidized by the BAFA by up to 50 percent. Especially for half-timbered and sandstone buildings, which are common in Franconia, professional interior insulation is often the only way to improve the building envelope’s energy efficiency without compromising its historic appearance.

Frequently Asked Questions

How much does renovating an old building cost per square meter?

Costs vary greatly depending on the condition of the building and the scope of renovation chosen. A general guideline is 600 to 1,500 euros per square meter of living space. A purely energy-efficient renovation (insulation, windows, heating) typically falls at the lower end of this range, while a complete renovation-including layout changes, a new bathroom, and new electrical work-reaches the upper end. Listed buildings can incur additional costs of 15 to 30 percent due to regulatory requirements and the need for special materials.

When is renovating an old building more worthwhile than demolition and new construction?

Renovating an old building is generally worthwhile if the load-bearing structure-foundation, masonry, and roof truss-is essentially intact. Once renovation costs exceed 75 to 80 percent of the cost of new construction, demolition should be considered. Demolition is usually not an option for historic buildings. Emotional and urban planning considerations also play a role, as renovated historic buildings preserve the cityscape and often command higher prices per square meter than comparable new buildings.

What permits do I need for renovating an old building?

Purely energy-related measures such as insulation or window replacement generally do not require a permit in Bavaria, provided that the exterior appearance is not significantly altered. However, structural alterations, changes in use, roof extensions, or changes to the floor plan require a building permit under the Bavarian Building Code (BayBO). For buildings under historic preservation, a permit under historic preservation law is also required. We recommend consulting the relevant building authority at an early stage.

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