Supply lines

Utility lines - Utility lines are the underground or above-ground pipeline systems that connect a property to drinking water, sewage, electricity, gas, district heating, and telecommunications (including broadband). They form the basic technical prerequisite for the development and use of a property and are a key factor in the valuation of building land.

Types and Technical Basics

A distinction is made between public utility lines, which run through the roadbed or in public areas and are operated by the respective utility companies, and private service lines, which run from the transfer point at the property line to the building and are owned and maintained by the property owner.

The most important types of lines are: drinking water lines (connection to the municipal water network), sewage lines (sewage and stormwater drains), power cables (low-voltage connection for private households, typically 230/400 volts), gas line (if gas service is available), district heating line (in areas with a district heating network), and telecommunications lines (copper, fiber optic, or coaxial cable for internet and telephone).

The costs for the initial connection of an undeveloped property to all utility lines typically range between 15,000 and 40,000 euros, depending on the distance to the existing main lines, soil conditions, and the number of utilities required. The following costs typically apply for individual house connections to an already developed property: water 1,500 to 3,000 euros, sewer 2,000 to 5,000 euros, electricity €1,000 to €2,500, gas €1,000 to €2,000, and fiber optics €500 to €1,500.

Legal Framework and Easement Rights

The installation and operation of utility lines on private property are governed by utility easements, which are registered in the land registry as real servitudes or limited personal servitudes. These rights oblige the property owner to keep the utility corridor clear and to grant utility companies access for maintenance and repairs.

Before purchasing a property, you should check the land registry and with the relevant utility provider to determine whether utility easements in favor of third parties exist. Such rights can restrict buildability, as construction is generally not permitted over or in the immediate vicinity of utility lines. Protective strips ranging from 1.5 to 4 meters in width are standard, depending on the type of line.

Under the obligation to pay development fees pursuant to the German Building Code (BauGB), the municipality requires property owners to contribute to the costs of the initial construction of public utility infrastructure. This fee can range from 20 to 50 euros per square meter of land area and must be taken into account when calculating the total costs of a construction project.

Practical Tip for Property Owners in Nuremberg

In Nuremberg, N-ERGIE is the main utility provider for electricity, gas, water, and district heating. Fiber-optic connections are increasingly being expanded by Telekom and regional providers, although neighborhoods such as Thon, Buchenbühl, and Kraftshof still rely in part on older copper lines. Those purchasing a property in new development areas such as Lichtenreuth or in redevelopment zones generally benefit from modern infrastructure with fiber-optic and district heating. For older properties in Eibach, Reichelsdorf, or Katzwang, we recommend obtaining utility information from N-ERGIE before purchasing to clarify the condition and availability of all utility lines. Special attention should be paid to sewer lines: The city of Nuremberg has a sewer rehabilitation obligation, and for older properties, the renewal of the private underground pipeline on the property can cost between 5,000 and 15,000 euros.

Frequently Asked Questions

How do I find out which utility lines are on my property?

You can request utility line information from the respective utility companies. In Nuremberg, N-ERGIE offers a central utility information service for electricity, gas, water, and district heating. For telecommunications lines, contact Telekom or the respective cable network operator. Additionally, the land registry provides information on registered easements for utility lines. We generally recommend conducting this check before any property purchase and before major excavation work.

Who bears the costs for the renewal of utility lines?

Utility companies or the municipality are responsible for public lines in the street right-of-way. Private service lines from the property line onward are the responsibility of the owner. This applies to both maintenance and replacement. Renovation is particularly likely to be necessary for water and sewer lines that are more than 40 to 50 years old, as materials such as lead, gray cast iron, or stoneware are reaching the end of their service life.

Can I build over an existing utility easement?

Generally, no. Utility easements include a protective strip within which neither construction nor the planting of deep-rooted vegetation is permitted. The exact width of the protective strip is specified in the land registry entry or in the easement agreement and varies between 1.5 and 4 meters depending on the type of utility line. Before any construction planning, the exact location of the utility lines should be clarified through a map inquiry and, if necessary, an on-site utility line survey.

How does a utility easement affect the value of my property?

A registered utility easement in favor of third parties reduces the market value of a property because it restricts its potential uses. In the valuation, the affected area, including the protective strip, is assessed with a discount that can range from 20 to 100% of the standard land value, depending on the type of utility line and the buildability of the area. For narrow properties, a right-of-way running across the parcel can significantly limit or even preclude development. We recommend checking Land Registry Section II for rights-of-way with every property purchase and having their impact on the planned use professionally assessed before negotiating the purchase price.

New Requirements: Broadband and Fiber-Optic Expansion

The widespread expansion of fiber-optic cables imposes new requirements on property owners. The Telecommunications Act (TKG) in its 2021 version requires building owners to install passive building infrastructure (empty conduits up to the building) during renovations exceeding certain thresholds. Anyone modernizing their home should check whether a fiber-optic connection is already available or whether the infrastructure can be cost-effectively incorporated during the renovation. In Nuremberg, the city, together with N-ERGIE, is promoting fiber-optic expansion in neighborhoods not yet served; owners can check the current expansion status on N-ERGIE’s fiber-optic portal. Today, a connection to the fiber-optic network is considered a feature that measurably increases the quality of living and, consequently, the property value.

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