Design

Construction type - The construction type describes the structural design of a building in terms of the building materials used and the load-bearing structure. In real estate appraisal and building insurance, a distinction is made between solid construction (masonry, reinforced concrete) and non-solid construction (wooden construction, half-timbered construction, prefabricated construction). The construction type influences the insurance premium, the service life, the sound insulation, and the energy efficiency of the building.

Classification of Construction Types

The most common distinction in insurance and valuation practice:

• Solid construction (construction class I-II): Exterior walls made of masonry (brick, sand-lime brick, aerated concrete) or reinforced concrete; roof with hard roofing (tile, concrete roof tile, slate). Characterized by durability, good fire protection, and high load-bearing capacity. These buildings have an economic service life of 60-80 years and represent the standard in German residential construction.
• Half-timbered construction: Wooden framework with brick or plaster infill-typical of historic buildings. Requires special maintenance but offers high architectural and cultural value. In Nuremberg’s Old Town, historic half-timbered buildings are part of the cityscape and are often subject to historic preservation laws.
• Wooden construction / prefabricated construction (construction class III-V): Walls made of wood-frame or wood-panel construction, often with an external insulation composite system. Short construction time, good energy efficiency, but limited sound insulation and higher fire risk. Modern prefabricated wooden houses have already achieved construction class II in some insurance rates.
• Steel-frame construction: Primarily used for commercial properties and industrial buildings-long spans, flexible floor plans, but requires extensive fire protection.

Significance for Insurance and Valuation

The construction type is a key rating factor in homeowners insurance: Solidly built houses with hard roofing (construction class I) receive the lowest premiums, as they pose a lower risk of fire and storm damage. Half-timbered houses or buildings with soft roofing (thatched, wood shingles) are rated at a higher rate.

In real estate valuation, the construction type determines the standard construction costs (NHK) and the remaining useful life. Solid-construction buildings are assigned a total economic useful life of 60-80 years, while older prefabricated houses are assigned 40-60 years. This difference has a direct impact on the property’s asset value: A 30-year-old prefabricated house has a significantly higher age-related depreciation than a solid-construction house of the same age, which can lead to less favorable terms when selling or financing.

The type of construction is also relevant for banks: It is factored into the determination of the mortgage lending value, as it determines the property’s expected lifespan. A well-maintained solid-construction house can serve as collateral in the long term, while an older prefabricated house with a short remaining useful life has limited mortgageability.

Construction Type and Energy Efficiency Requirements

The construction type significantly determines the possibilities and costs of an energy-efficient renovation. On solid exterior walls made of brick or concrete, external thermal insulation composite systems (ETICS) can be applied relatively easily. Cavity insulation is possible for double-shell masonry. Reinforced concrete frame structures often require more complex solutions.

The Building Energy Act (GEG) sets minimum thermal insulation requirements regardless of construction type. Anyone undertaking a major renovation of a property must comply with specific U-values for exterior walls, roofs, and windows, regardless of the building type. For buildings with soft roofing materials or wooden structures, special attention must be paid to moisture protection, as interior insulation can cause condensation problems.

Practical Tip for Property Owners in Nuremberg and Franconia

Due to the city’s history, a wide variety of building styles coexist in Nuremberg-from half-timbered houses in the Old Town to 19th-century sandstone buildings, post-war solid-construction buildings, and modern prefabricated homes in the surrounding areas. In neighborhoods such as Zirndorf, Stein, or Schwabach, solid structures from the 1960s to the 1980s dominate, and these often still offer significant potential for energy efficiency.

We recommend that homeowners accurately report the building type to their building insurance provider-an incorrect classification can lead to a denial of coverage in the event of a claim. For historic buildings in neighborhoods such as St. Sebald or St. Lorenz, the building type should also be taken into account during any modernization, as historic preservation regulations may restrict certain alterations to the building structure. If in doubt, have the building type determined by an expert and document it for future renovation planning, financing, and sales documents.

Frequently Asked Questions

How do I find out what type of construction my house has?

The type of construction is specified in the building specifications, the building permit application, or the construction drawings. For existing properties without documentation, a building expert can determine the construction based on wall thickness, a tap test, and the visible building structure. The energy performance certificate also contains information on the building’s construction. If the situation is unclear, we recommend reviewing the building file at the building authority-the original building specifications are kept there. The cost of an expert assessment ranges from 200 to 400 euros and is money well spent before taking out building insurance or applying for a construction loan.

Does the building type affect energy-efficient renovation?

Yes, significantly. Solid-construction buildings can often be retrofitted with an external thermal insulation composite system (ETICS). For half-timbered houses, exterior insulation is often not possible due to historic preservation regulations-in such cases, interior insulation or blow-in insulation may be considered, which must be carefully planned to avoid moisture problems. Due to their construction with studs in the wall cavities, timber-frame buildings often already provide space for insulation, which facilitates retrofitting. The BEG subsidy (Federal Subsidy for Efficient Buildings) supports energy-efficient renovation measures across all building types with grants of up to 20%.

Does the building type affect resale value?

The building type indirectly influences value through remaining useful life, maintenance costs, and market acceptance. Solid-construction homes generally fetch higher prices than comparable prefabricated homes of the same age, as buyers attribute a longer lifespan and lower maintenance costs to them. However, this gap has narrowed significantly in recent years for high-quality modern prefabricated wood homes-especially when they meet KfW Efficiency House standards and are equipped with modern building services systems.

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