Year of manufacture

Year of Construction - The year of construction indicates the year in which a building was completed and ready for occupancy. It is one of the most important factors in evaluating a property, as it provides insight into the building’s structural condition, energy efficiency, materials used, and remaining useful life. The year of construction is required for the energy performance certificate, building insurance, and tax depreciation.

Year of Construction and Building Classification

Typical construction characteristics can be derived from the year of construction:

• Before 1918 (Wilhelminian/Art Nouveau): Solid masonry, wooden beam ceilings, often listed as historic buildings, no thermal insulation. Advantage: high-quality craftsmanship, solid structure. Disadvantage: high renovation costs, lack of insulation, installations in need of modernization.
• 1920-1945: Simpler construction methods, some war damage and emergency repairs, frequently mixed-construction using masonry and wood
• 1950-1970 (Reconstruction): Solid construction with concrete ceilings, simple windows, no insulation, frequently building materials contaminated with hazardous substances (asbestos, PCBs, mineral wool fibers). This era is particularly relevant for Nuremberg, where reconstruction following severe war damage proceeded at a rapid pace.
• 1970-1990: First thermal insulation regulations (WSchV 1977, 1984), insulated glazing, improved heating technology, introduction of oil heating. Many large housing complexes in Nuremberg, such as Langwasser and Schoppershof, were built during this era.
• 1990-2010: Stricter EnEV requirements, external thermal insulation composite systems (ETICS), condensing boiler technology, solar thermal energy as a supplement
• From 2010: KfW Efficiency House standards, controlled ventilation with heat recovery, heat pumps, in some cases passive house standards, GEG requirements starting in 2020

Year of Construction in Real Estate Valuation

In property value assessment, the year of construction, together with any modernizations carried out, determines the remaining useful life of the building. A solid-construction house has a total economic useful life of approximately 70-80 years according to the asset value guidelines. A house built in 1960 would, without modernization, have only a few years of remaining useful life left-however, after a complete renovation, this can be increased to 40-50 years (fictitious year of construction). The remaining useful life directly influences the depreciation due to age and thus the building value in the asset value method.

The year of construction is also decisive for tax depreciation (AfA): Buildings completed before 1925 can be depreciated at 2.5% annually (40 years), while buildings from 1925 onward can be depreciated at 2% (50 years). Since 2023, an increased AfA rate of 3% (approx. 33 years) has applied to new buildings completed after December 31, 2022. For rented older buildings where the actual year of construction is unclear, an expert can estimate the economic year of construction based on structural features-which can be significant for optimizing depreciation.

Year of Construction and Hazardous Substances

For buildings constructed between 1950 and 1990, a hazardous substance survey should be conducted before any renovation or purchase. During this period, materials were used that are now classified as harmful to health:

• Asbestos (used until 1993): in roof panels, facade panels (Eternit), adhesives, flooring, joint compounds, and pipe insulation
• PCBs (polychlorinated biphenyls, used until 1989): in joint compounds, capacitors, and transformers
• AMF (older-generation artificial mineral fibers): in insulation materials prior to 1996
• PAHs (polycyclic aromatic hydrocarbons): in tar-based adhesives under parquet and tile flooring, in the pavement of underground garages

The proper disposal of these hazardous substances is costly and must be factored into the purchase price calculation. Materials containing asbestos must be removed by certified specialized companies-the costs range from a few thousand to several tens of thousands of euros, depending on the scope of the work.

Practical Tip for Property Owners in Nuremberg and Franconia

In Nuremberg, the year of construction plays a particularly important role: War damage to the Old Town meant that a large portion of the buildings in the city center date from the 1950s and 1960s-despite facades that appear historic and may conceal the actual year of construction. In neighborhoods such as the Lorenzer Altstadt, the Gänsbergviertel, and parts of Wöhrd, buildings were constructed in a post-war style that exude Wilhelminian charm on the outside but feature post-war reconstruction standards on the inside. We recommend that buyers verify the actual year of construction at the land registry office or the building code office and not judge solely by the building’s exterior appearance. For buildings constructed between 1950 and 1975, a hazardous materials inspection (asbestos, PCBs, PAHs) should be scheduled before purchase-renovation costs can significantly impact the purchase price. Experts from TÜV Rheinland or accredited engineering firms in Nuremberg offer hazardous materials reports starting at approximately 500 euros.

Frequently Asked Questions

What is a “fictitious year of construction”?

A fictitious year of construction (also: modified year of construction) is used in real estate valuation when extensive modernization has extended the building’s remaining useful life. The calculation is based on the guidelines of the Property Valuation Directive: Depending on the scope of the modernization, the actual year of construction is mathematically moved forward-a complete renovation can “rejuvenate” the fictitious year of construction by 20-30 years, thereby increasing the remaining useful life to 40-50 years. For a renovation to be recognized as a core renovation, at least the roof, facade, windows, heating system, and electrical installation must have been fundamentally renewed. We recommend always documenting completed renovations with invoices and photos, as this evidence is indispensable for the appraiser and the tax office.

Where can I find the exact year of construction for my property?

The year of construction is documented in the building file at the relevant building authority-in Nuremberg, this is the Bauordnungsamt (Bauhof 2). Other sources include the energy performance certificate, the building insurance policy, and the real estate market report. The tax office derives the year of construction from the assessed value notice, which may, however, contain outdated information. For older buildings without complete records, a building expert can estimate the year of construction based on structural features-such as the type of ceiling, the type of masonry, or the window profiles. The year of construction is not recorded in the land register itself, but it is listed on the property map or in the property cadastre maintained by the surveying authority.

How does the year of construction affect the insurance premium?

Older buildings are classified as a higher risk by insurers-especially if they have outdated electrical and plumbing systems, which often have not yet been updated in buildings constructed before 1980. Insurers systematically inquire about the year of construction and the level of modernization and calculate the premium accordingly. Proof of a complete renovation of the plumbing, roof, and heating system can lead to a significant reduction in premiums. Anyone who misrepresents the building’s modernization status to the insurance company risks having their insurance benefits reduced in the event of a claim due to a breach of the pre-contractual duty of disclosure.

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