Suspected unexploded ordnance

Suspected Unexploded Ordnance - A property is considered to have suspected unexploded ordnance if there is reasonable cause to believe that unexploded ordnance from World War II (bombs, shells, ammunition) is buried in the ground. In German cities that were targets of air raids, ordnance detection prior to construction is mandatory in many cases. As a city that was heavily bombed, Nuremberg is among the areas with a high risk of unexploded ordnance.

Unexploded Ordnance in Germany

According to estimates, over 1.3 million tons of bombs were dropped on German cities during World War II, of which 10-15% failed to detonate. Some of these unexploded ordnance lies several meters underground and can still detonate decades later due to construction work, vibrations, or corrosion of the detonators. Explosive ordnance disposal is the responsibility of the federal states-in Bavaria, the Bavarian State Criminal Police Office (BLKA) is in charge and maintains a database of explosive ordnance.

The situation is particularly serious for Nuremberg: Between 1943 and 1945, the city was the target of intense bombing raids, during which the Allies specifically targeted industrial facilities, railway hubs, and the city center. In particular, the Old Town, the area around the main train station, Schweinau, Gibitzenhof, and the former industrial zones along the Pegnitz River and the Main-Danube Canal exhibit a particularly high density of bombs. Developers should plan for a survey in these areas from the very beginning.

Obligations for Developers

The following obligations apply before construction work begins in contaminated areas:

• Obtain information on explosive ordnance: Before construction begins, the responsible explosive ordnance disposal service must be contacted to determine whether the property is located in a suspected contamination area
• Aerial image analysis: Historical aerial photographs taken by the Allies are analyzed to identify potential targets (impact craters, unexploded ordnance)
• Survey: If a positive suspicion arises, geophysical surveys (magnetometry, ground-penetrating radar) are conducted to locate metallic objects in the ground
• Clearance: If an unexploded ordnance is found, the explosive ordnance disposal service handles the recovery and defusing-evacuating the surrounding area if necessary

Procedure for an Explosive Ordnance Survey - Overview

Step	Action	Cost (typical)	Implementation
1. Explosive ordnance information	Request to the Bavarian State Office for Criminal Investigation (BLKA)	Free of charge	BLKA / Municipal Public Order Office
2. Aerial image analysis	Analyze historical aerial images	€500-2,000	Specialist (BLKA or private)
3. Ground survey (magnetometry)	Geophysical search of the ground	€3,000-15,000	Certified clearance service
4. Manual probe / drilling	At suspected locations: excavation	€1,000-5,000 per suspected location	Explosive ordnance disposal service
5. Recovery and defusing	Unexploded ordnance removed and secured	Costs covered by the Free State of Bavaria	BLKA / Explosives experts
6. Certificate of clearance	Confirmation of no explosive ordnance	Free of charge or minimal cost	BLKA

Practical tip for property owners in Nuremberg and Franconia

Nuremberg was one of the most heavily bombed targets during World War II-the Old Town, the Südstadt, Schweinau, and the industrial areas were particularly hard hit. We recommend that property owners in the Nuremberg metropolitan area obtain information on unexploded ordnance from the BLKA or the municipal public order office before any excavation work-even if the zoning plan does not require it. The cost of an aerial survey ranges from 500 to 2,000 euros, and probing from 3,000 to 15,000 euros, depending on the size of the property. These costs should be factored into the construction planning. The discovery of an unexploded ordnance can significantly extend the construction period-plan for a buffer of at least two to four weeks. When selling a property that has already been surveyed, the result should be documented in the purchase agreement-a negative survey result is a value-adding feature.

Frequently Asked Questions

Who bears the costs of explosive ordnance disposal?

The survey costs (search) are generally borne by the builder or property owner. The disposal costs (defusing and recovering a found unexploded ordnance) are covered by the state or municipality in most federal states. In Bavaria, the state covers the costs of clearing unexploded ordnance from World War II. The organization of any necessary evacuation of the neighborhood-which, in the case of larger bombs, requires a radius of up to one kilometer-is handled by the police and the ordnance disposal service, not the builder.

Can a suspected unexploded ordnance reduce the property value?

Yes, a known suspicion of unexploded ordnance can reduce the value of a property, as the buyer incurs costs for probing and, if necessary, clearance, and construction delays are a risk. In real estate appraisals, this is considered a special property-specific characteristic. If the suspicion has already been ruled out (negative survey and corresponding expert opinion), there is no longer any reduction in value. We recommend that sellers in Nuremberg document a completed survey and highlight it as a positive feature in the property listing.

Does the seller have to disclose a suspected unexploded ordnance?

Yes, a known suspicion of unexploded ordnance is a circumstance subject to disclosure. If the seller conceals a suspicion known to them, this constitutes a breach of the duty to disclose, which may entitle the buyer to contest the sale and claim damages. The purchase agreement should include a clause regarding the status of unexploded ordnance that documents the seller’s knowledge of the matter. For land that has not yet been surveyed, we recommend explicitly noting this in the contract and advising the buyer to obtain information from the BLKA before construction begins.

How long does a typical explosive ordnance survey take in Nuremberg, and how is it conducted?

A survey using magnetometry for a standard single-family home lot (approx. 400-600 m²) typically takes half a workday to a full workday. During the survey, measuring devices are moved in systematic patterns across the area; the measurement data is analyzed, and suspected locations are mapped. Suspected areas are then verified through manual trenching or drilling. If a metallic object is found, the BLKA’s explosive ordnance disposal unit decides on the next steps. In Nuremberg, coordination with the municipal public order office is recommended, as they have maps of previous surveys that can reduce the workload. Builders should allow for a buffer of two to four weeks when scheduling-and even longer for larger construction projects or in heavily affected areas such as Nuremberg’s Südstadt.

Back to the Real Estate Glossary.