1. How to use this checklist
Work in order. Request the documents first, read them against the questions, and mark every point that is unclear. Unclear points are the ones to raise with a lawyer, a Hausverwaltung or a specialist before any commitment.
2. Documents to request from the seller
Ask for these before viewing the property in detail. If something is missing, write that down.
- GrundbuchauszugLand register extract: owner, encumbrances, easements and pending entries.Risk if missing or unclear: The right you are paying for may differ from what was described.
- EnergieausweisEnergy performance certificate: rating and recommended measures.Risk if missing or unclear: Insulation or system upgrades may be needed soon after purchase.
- Protokolle der letzten drei EigentümerversammlungenMinutes of owner meetings: decided works and works postponed.Risk if missing or unclear: A roof or façade project already decided may appear as a bill after you buy.
- Rücklage-NachweisStatement of the maintenance reserve fund and its balance.Risk if missing or unclear: A reserve fund that is too small for decided works means extra payments.
- InstandhaltungsplanPlanned maintenance schedule for the building, if one exists.Risk if missing or unclear: Without a plan, major works tend to arrive unannounced.
- Pläne und BaubeschreibungFloor plans, sections and technical description of the building.Risk if missing or unclear: Plans that do not match the building make any budget unreliable.
- BaubewilligungenPermits for past alterations and conversions.Risk if missing or unclear: Unpermitted changes may need to be legalised, which costs time and money.
- Wohnnutzfläche-AngabeStated living area, to compare with the measured area.Risk if missing or unclear: A gap between stated and actual area affects both price and use.
3. Questions for the seller and the Hausverwaltung
Put these in writing and keep the answers. A verbal answer that is not in the documents is not a fact you can rely on.
- Which major works were carried out in the last ten years, and when?
- Which works are decided but not yet carried out, and what do they cost?
- Are there disputes with neighbours, the owners’ association or the building manager?
- Are there outstanding contributions or unpaid reserve fund payments?
- Has the building had water damage, structural repairs or insurance claims?
- Who is the Hausverwaltung, and can you speak to them directly?
4. Points to check with a lawyer
These are questions to ask, not conclusions. A licensed Austrian lawyer should confirm each one for your case.
- Encumbrances and entries in the Grundbuch that could affect the sale or your plans.
- Pre-emption rights (Vorkaufsrecht) held by others.
- Whether the planned use is permitted under the current zoning and building permit.
- Whether the area in the documents matches the area on site.
- Whether past alterations have the permits they should have.
5. Technical risks and who should check them
Documents rarely show the physical condition of a building. These areas need a person on site.
6. Energy certificate
- The rating shows the building’s energy class and recommended measures. Ask which of them the owners have already decided.
- Measures affecting the building envelope are usually shared costs, not paid by one owner.
- Non-residential buildings can face additional requirements under newer rules. Check current obligations with a lawyer.
7. Renovation budget
- Build three scenarios: minimal works, expected works, and works with a contingency.
- Write down every assumption, including what is excluded.
- Include shared areas as well as your own unit. Shared costs are split among owners.
- Compare planned works from the minutes with the reserve fund balance.
- Keep a contingency for hidden conditions. Many budgets fail on items that were not visible at the start.
8. Common traps
- Buying a flat and then being asked to contribute to a roof or façade the owners had already decided to renew.
- Relying on a floor plan that does not match the measured area or the registered use.
- Trusting a verbal promise from the seller that the documents do not mention.
- Treating the energy certificate as a formality when it can affect future costs.
9. Glossary
- Grundbuch
- Land register. Shows the owner and registered rights on the property.
- Rücklage
- Maintenance reserve fund held by the owners’ association.
- Hausverwaltung
- Property management company for the building.
- Eigentümergemeinschaft
- Association of all owners of a building.
- Energieausweis
- Energy performance certificate.
- Vorkaufsrecht
- Pre-emption right: someone else may have the right to buy first.
- Wohnungseigentum
- Ownership of a single unit within a building, with shared common parts.
What this guide does not do
- It does not inspect any property or identify hidden defects.
- It does not give legal, tax or investment advice.
- It does not estimate renovation costs for a specific building.
Planning to buy a building to renovate as an investment? See the investor review.
Questions
Is this legal or financial advice?
No. It is general information to help you prepare questions and documents. It does not replace a licensed Austrian lawyer, a tax adviser or an on-site inspection by a qualified specialist.
Do I need German to use it?
The guide is in English. The document names are kept in German, because that is how they appear in Austrian purchase files, and the glossary explains each one.
What does the full edition add?
Printable question sheets, a three-scenario renovation budget template, an energy certificate overview, worked examples of common traps and the full glossary.
When will the full edition be delivered?
The PDF is delivered by email when it is published. Pre-order buyers are told the date before payment is taken.