Date of manufacture

The construction date of a property refers to the date on which a building was completed and first became usable. It should be distinguished from the building permit and the start of construction, and marks the beginning of the structure’s legal and technical lifespan. The construction date plays a central role in property valuation, tax depreciation, and the assessment of the building’s condition.

Date of Construction in Real Estate Valuation

In valuations conducted in accordance with the ImmoWertV, the date of construction is used to estimate the age of the building and thus its overall condition. Older buildings generally have a longer remaining useful life if they have been well maintained. Appraisers and experts use the construction date to determine which typical construction defects or hazardous substances (e.g., asbestos, PCBs) might be present and whether significant renovation measures have already been carried out.

The construction date also influences the economic remaining useful life (wRND), which is decisive for the calculation of the property value. Buildings constructed before 1918 (the Wilhelminian era) can have a long remaining useful life despite their age if the building structure is solid and well-preserved. In contrast, for post-war buildings from the 1950s to the 1970s, the technical systems are often outdated, leading to a shortened economic remaining useful life-even if the building structure is still sound.

Tax Implications of the Construction Date

For landlords, the construction date is decisive for the straight-line building depreciation (depreciation for wear and tear). For residential buildings completed after December 31, 1924, the depreciation rate is 2% per year (50-year useful life). For buildings constructed before 1925, the rate is 2.5% (40-year useful life). The construction date also determines whether tax benefits under historic preservation laws or increased renovation deductions can be claimed.

Since 2023, there has also been accelerated depreciation for new residential buildings: Buildings completed after December 31, 2022, can be depreciated at a rate of 3% per year. It is therefore important for investors to know the exact construction date-even for renovations or additions that can be depreciated separately.

Verification and Documentation of the Construction Date

The construction date can generally be verified using building permit documents, cadastral maps, the land registry, or historical municipal records. For older buildings for which complete records no longer exist, appraisers rely on construction dating based on building materials, construction types, or historical aerial photographs. Complete documentation facilitates both the sale of the property and the tax deduction of depreciation.

In Nuremberg and the metropolitan region, building records can be requested directly from the Nuremberg City Archives or the City Planning Office. The documents are often still available for buildings from the early 20th century. In cases of uncertainty, we recommend hiring a building expert who can verify the construction date through a structural analysis.

Practical Tip for Property Owners in Nuremberg and Franconia

In Nuremberg and the surrounding area, there are numerous Wilhelminian-style buildings (approx. 1870-1914) as well as post-war structures from the 1950s and 1960s. The construction date is particularly relevant here because older construction phases typically entail specific renovation requirements: issues with driving rain on facades, hazardous materials such as asbestos in roof panels or floor adhesives, outdated electrical systems, and uninsulated water pipes.

The Nuremberg City Archives and the building files of the City Planning Office are valuable sources for verifying the construction date with legal certainty. We help our clients obtain and correctly classify these documents-especially when the construction date is crucial for tax optimization of an investment or for determining value in the event of an inheritance.

Frequently Asked Questions

What is the difference between the year of construction and the date of completion?

The year of construction generally refers to the calendar year in which construction began or was completed, while the date of completion refers to the exact time of completion and when the property first became usable. In common parlance, the terms are often used interchangeably.

How does the date of construction affect property value?

Older buildings may have a lower property value due to depreciation. At the same time, well-maintained older buildings can increase significantly in value due to location, architecture, and renovation potential. The date of construction alone therefore says little about the actual market value.

Can the construction date be reset during a renovation?

No, the construction date remains the original date of initial construction. Renovations, additions, or extensions are assigned their own construction date, which can be assessed separately for tax purposes for the relevant building components.

How relevant is the construction date to hazardous material issues?

Very relevant. Buildings from certain construction periods have typical hazardous substance profiles: Asbestos is primarily expected in buildings from the 1950-1990 period (mineral wool insulation, asbestos cement, floor adhesives). Buildings constructed before 1970 may also contain PCB-containing joint compounds. A hazardous substance inspection prior to purchase is strongly recommended for buildings in these age groups.

What significance does the date of construction have under the new property tax regulations?

Since the property tax reform, which takes effect in Bavaria in 2025, the date of construction plays a minor role in calculating the property tax value-Bavaria has opted for an area-based model that relies on land area and living space, not on the income value. Nevertheless, the construction date can be indirectly relevant because it is significant for the classification of building use (residential, non-residential, special types) and the delineation of additions. Owners of older buildings with later additions should have the construction dates of all building sections documented so they can provide information if the tax office has questions.

Construction Date and Energy Performance Certificate

The construction date is a mandatory item on the energy performance certificate (Section 79 GEG). Anyone selling or renting a building must present a valid energy performance certificate to the prospective buyer or tenant no later than at the time of the viewing, which must indicate the correct year of construction of the building. If the construction date on the energy performance certificate does not match the actual year of construction-for example, because an addition was incorrectly declared as part of the main building-this can render the energy performance certificate invalid. Energy consultants and chimney sweeps who issue energy performance certificates rely on reliable information regarding the construction date. We recommend that owners have the relevant construction records ready before the energy performance certificate is issued so that the certificate can be issued in a legally compliant manner.

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