Ing. (HTL) August Kohle 0152 341 751 20
Building Survey, house check, Building Condo quality check. Housing assessment

Building Survey house checks in Berlin & Munich

Building Survey – house check, Building Condo quality check. You get help for Housing assessment from home inspector German civil engineer. I offer International Building Surveying  E-mail:, Residential Property Inspections, Warranty Inspection, in Germany Munich Stuttgart Nürnberg, etc. We attend you in German, English +491727092722 (nativ speaker),  for your home inspection. You can see me here in my youtube Channel: 

Building checks condo quality Munich Germany BERLIN
Building checks condo quality Munich Germany BERLIN

You can read about my scope of work here: checklist-for-investigation-and-checking-house-building-condo-quality. We can carry out pre-settlement inspection before you agree to buy. Better check condo before signing the contract! Watch here some video about my work as home inspector and civil engineer.

These typical construction defects can be found before buying an apartment/ condo  in Cebu-City, Manila, Philippines

We can look for defects before purchasing a condominium in BERLIN Munich Stuttgart Nürnberg
HOUSE BUYING a BUILDING SURVEY – common property defects are…

Typical construction defects when buying an apartment in CEBU/ Metro MANILA etc. Philippines.

  • Risk of mould: no cross ventilation in 1 room studios, no windows in gables despite possibility, no natural ventilation.
  • Sealing ground floor mould hazard: excessive moisture under tiles or walls.
  • electromagnetic load (electrosmog), bedroom too close to the transformer

Building checks condo quality Manila, check before buying Condominium

For the examination of the legal norms before purchase we recommend too the colleagues from other Countries

In Germany and Switzerland:
Building control surveyor.
I am a structural engineer with fixed prices. We check the construction quality of houses according to DIN EN ISO Standard,  checking house building condo quality In MANILA, by Mr. Schmalfuss, German diplom Engineer. Building surveyor check houses building quality in Switzerland real-estate-due-diligence: working in the metropols: Munich, Zurich, Zürichsee (shore gold, gold coast golden beach) Bern, Basel and Luzern.

Building survey house checks

– building quality according to international standard

The real estate appraiser is your expert in estimating the value of your dream home.

You need security about construction defects, such as mould. Leaky basement walls may have cracks when buying a house. You need a professional to advise you when buying a house to prevent the worry of unexpected future expense!

We consult you offering fixed prices including a checklist and rating + travel expenses.

House building checks condo quality before purchasing in Berlin Germany and check danger of cracks

Cebu-City, Manila, Philippines, building surveyor price Building Surveyor Munich examine the crack in the plaster: investigation Building expert Munich Property Inspection, Condo Inspection, Home inspection,Residential Property Inspections,End of Warranty Inspection
Building Survey to examine for cracks in plaster

When buying a house, buyers are concerned by cracks in the wall. Cracks are continuously occurring: by virtue of external influences such as vibrations from vehicles and construction activity. Even at high temperatures, cracks are expanding further. Cracks are not always dangerous for the supporting substance of the building or its stability. Cracks with low crack widths are sometimes insignificant in terms of stability. Settlement cracks at a 45-degree angle are indeed dangerous.

Elimination of cracks: some advice from the building inspector:

For cracks smaller than 0.5 mm a little painting and spatulas will do.

Still, cracks may come back again. In order to eliminate larger settlement cracks you need to calculate higher costs for a surveyor. Often the foundation must be improved which will lead to high construction costs.

Get a home inspection by a building expert, also specialized in mold!

Mold is harmful for your health. Mould is unhygienic. The main causes for the formation of mold can be: leaky sewage pipes, a lack of air exchange, improper surfaces (organic material false-color: wrong PH = too acidic) or not enough ventilation, too much moisture from the sub-surface, no adequate sealing against moisture. What I can do for you:  „checking house building condo quality Manila. 

home inspector farang services. checking house building condo quality BKK Pattaya, real-estate-due-diligence, Property Inspection, Condo Inspection, Home inspection,Residential Property Inspections,End of Warranty Inspection
A building check for mold will look at damp levels in the kitchen

FAQ of the surveyor for the removal of mold in homes:

Mold on the wall is removed with 3% hydrogen peroxide (from hairdressers or pharmacies). The cost of the removal of mold on the wall is moderate. Mold in the air is removed by ozone, or chlorine gas (MMS).

One of the biggest problems is toxic mold in the Aircon. Air conditioners should be cleaned every 2 months from black mold. The costs for the removal of mold in the air are low. Mold in the insulation of the floor is removed by getting rid of and replacing the screed and insulation. This results in high construction costs. Your mold survey can inform you about the costs for removing mold in homes to prevent possible causes.

Water Damage Experts – Munich Stuttgart Nürnberg Home Inspection
Video parquet & screed Building Surveyor Manila Cebu checking condo engineer Schmalfuß & Partner, There has been water damage to the parquet or wooden flooring and the floor / screed. A moldy, foul smell is criticized in the room. The parquet or the wooden flooring has already taken off. The cause of the water damage is the ingress of rainwater under the floor-to-ceiling window door elements or patio doors. There is no seal between the window frames, the patio doors & the concrete structure or the foundation. In addition, excessive water from rainwater and backwater comes from the meadow. There should be a seal between the window elements and the concrete base according to the flat roof guideline or the rules of technology. In addition, it must be checked whether the pipes in the bathroom are tight and are not another cause of damage. Refurbishment with bitumen waterproofing, cement slurry or preferably with epoxy resin waterproofing, Remediation of water damage in key points: Determine bacterial counts: recycle parquet, remove screed If have, remove insulation boards If have, dry, re-seal.

Building control surveyor Residential Property Inspections

The „biggest enemy of the building fabric“ is water. When water enters your building either being rain or flood water, salt formations are going to appear soon on the walls. Damp spots will also appear on the wallpaper. I will therefore check for proper sealing.

OVERCOMING water damage, for EXAMPLE IN THE PHILIPPINES, Metro Manila after weather disaster typhoon

home inspector real-estate-due-diligence checking house building condo quality Pattaya building surveyor price Building surveyor Building expert, House Inspektor investigation Surveyor Check the seal against rainwater, Housing assessment, Property
Survey inspects seal against rainwater

My experience as a building surveyor for water damage showed me that the cost of removing the effects of water damage are often very high because the floor generally must be ripped out. Often the insurance company does not pay for the necessary change of the flooring. My customers usually do not know that the insulation in the floor can become moldy. But there is organic material which becomes moldy quickly (within 5 days) in combination with moisture. Pumping out the water and disinfecting is not sufficient.

Expert (appraiser) for windows

Water should not come through the frame of closed windows. Therefore windows must be tight against the wind (wind proof) and sealed against rain (rain proof).

How to eliminate structural defects in windows:

Manila Phil, building surveyor price Munich real-estate-due-diligence Property Inspection, Condo Inspection, Home inspection,Residential Property Inspections,End of Warranty Inspection
building survey to check windows (investigation)

The evaluation of the claims as a reviewer for windows shows that the cost for sealing existing windows are often relatively low. Windows can be sealed with simple means.

As a supervisor of COSTRUCTION DEFECTS I often dectect hidden defects of heat losses, such as leaky windows.This will save you from high operating costs.

Home inspection for soundproofing and noise

Most people are sensitive to noise. Our need for rest is important. In many ads for house purchases a quiet location is highlighted. Stairs should be sound-proof. I would also check whether the sealing of the door is noise proof. This seal is also relevant in case of fires.

Munich Stuttgart Nürnberg, Cebu, home inspector Manila Phillipinen, farang services. checking house building condo quality Pattaya Phuket, building surveyor price Munich Zurich Building surveyor Building expert, House Inspektor Bangkok with fixed prices check the door investigation
building survey door checks

Sound bridges are often the cause of noise transmission between apartments. The building inspector shows typical sound bridges:

  • Sound bridges between stairs and walls
  • Transmission of sound between double walls of row houses
  • Sound transmissions (noisiness) on valves of water pipes
  • bridge (noisy) from laminate flooring to ceilings & floors, when you are walking.

How to eliminate the deficiencies in sound insulation:

In reports for noise protection and neighborhood noise the costs to decrease noise are often very high because usually the bearing end components must be subsequently isolated.

Home inspection – specialist for air conditioning insulation deficient
specialist for Air conditioning insulation deficient Manila Phillipine, Munich Stuttgart Nürnberg, Cebu,
Air conditioning insulation deficient

See for example : a crashed mitsubishi mr. slim on youtube which crashed after 10 years. This is very noisy and loud (loudness).

Why did I make this page about building control surveyors prices?

The wish to find a reliable expert in the process of acquiring a house is very common. See e.g.  forum find-a-building-surveyor and here  building surveyors test appartment house-quality (farang) foreigner built. Foreigners are unsure when buying houses abroad. Being a German engineer specialising in mold, I can give you sound and proper advice. The rules of the art, such as how houses are built are essentially always the same: We need to calculate the safety from a storm.

Pricelist and costs for inspection/ turnover: condo under 50m² in Phillipines


*16.000 (PHP) Philippine peso: Examination with measuring instruments & oral consultation, no written report
+ 4.000 (PHP) Philippine peso: written short report (4-7pages), without photos
+ 4.000 (PHP) Philippine peso: photos pdf
/  after written agreement: detailed report & larger objects
there was only one appointment, follow-up checks are always extra!

Building survey checks for house building condo quality Munich Stuttgart Nürnberg

 on skype "Schmalfuss1" Building expert, House Inspektor building surveyor price in Munich Zürich Basel Bern House Inspektor Bangkok

Building Surveyor – checking House Building Condo quality  Munich Stuttgart Nürnberg
You will receive help from a German civil engineer and also experience in International Building Surveyoring.



I do not currently have a commercial application in the Philippines, but I do have one in Germany! Because of the double taxation agreement between Germany and the Philippines the billing of my service can only take place via a bill from Germany. If you agree to that I can work for you.

My Globe + 63/99 55 320 615 Makati, Malate, Tagaytay C. ; Baguio
My SMART +63/9999 53 9701 Cebu, Bohol [some islands have only weak internet]
Just now, I am availible, I am in Cebu-City, Manila, Philippines

You can find an other Home Inspector Building survey expert, House Inspector in Thailand, Bangkok for checking house building condo quality Pattaya, Phuket;
Metro Manila CEBU, Philippines, Germany, Berlin, Munich, Stuttgart, Switzerland: Zürich Basel Bern House Inspector, Building expert, House Inspector Chartered Surveyor, Appraiser  on skype „K.- Dieter Schmalfuss“  your Mr. Schmalfuß, civil engineer, structural engineer since 1980, Independent Chartered Building Surveyor since 1993.


Home Inspection – housing inspector – home inspection cost

Home Inspection homeowners can perform a basic walk through home inspection on their own. My House inspection checklist is not intended to be a substitute for a professional home inspection -check carried out by an engineer. Home inspection costs about 700€ in Munich, real-estate-due-diligence.
Working as  Home Inspector “ I’ve been using a Protimeter Surveymaster moisture meter for the last 10 years and I’m convinced that this is the best moisture meter for home inspectors, or anyone else doing similar work. I’ve tried many alternatives, but have not yet found a better moisture meter.“ …Source: Home Inspector Mr. Saltzmann – Structure Tech Home Inspections from USA

Manila, Cebu Phillipinen, checking house building condo quality Pattaya Home Inspection - housing inspector - home inspection cost, Munich Stuttgart Nürnberg
check aircon leaks Home Inspection Manila Phil

Friends working in New Zealand as Civil engineers or building surveyors.

In other countries: Choosing a Home Inspector and interesting Total Home Inspection Checklist.


INFORMATION from oversee about  Condo & Warranty Inspection

News from Wilmington, Jacksonville, and Hampstead:
here is a guide for people interested in maintaining their homes—diving into common interior, exterior, and seasonal home maintenance tasks
Is from the Coastal North Carolina Real Estate Market:


What to check before buying a Condo: questions-ask-buying-condo

Manila Phil, building surveyor price porgreement checking house building condo quality Pattaya home inspectio
building surveyor international


Building surveyor checking house building condo quality Bangkok Pattaya Munich

Property Inspection, Condo Inspection, Home inspection, Residential Property Inspections, End of Warranty Inspection

Questions from my customers about checking house & Residential Property inspection


Betreff: building inspector/ Residential Property Inspections service needed

Dear Mr. Schmalfuß, about Residential Property Inspection

As discussed today on the phone we plan to buy an old house with property in Cebu.  According to the Real Estate company the house can be used but needs to be rennovated. We are not sure how long we will to be able to use it and want to know if there are any major issues.

Therefore, I searched the internet and also got feedback from some people that you are experts in this matter.
Being a Building Surveyor could you please check my request and provide us with feedback: What can be covered under your expert service and how much will it cost?
Also please let me know your convenient time for this activity so that I can plan accordingly incl. appointment with Real Estate Company / tenant who is living in the house at the moment.

Thanks a lot in advance!
P.S: As agreed on the phone please write back in English.  🙂

Hello Mr. Schmalfuß,
As we talked on the phone this morning, we want to have property evaluation, Residential Property inspection with Mr.Schmalfuß early next week possibly. I asked the seller for a possible appointment already and of course we would need to adjust our appointment for best time for everyone.
Please let us know when you are able to visit the apartment, the approximate costs and how long it would take to get the result.

What we mainly want to know about the apartment:

Actual value of the apartment
Please excuse me writing to you in English. My German is not good enought to explain everything.
My partner and I are interested in buying a farm house together with some land.
I attach details of the property together with a few picture to try and describe it. In brief the
house has approx. 154 m² of living space inside. Plus there is approx. 3,700m² of land around the property with some associated farm buildings.
The initial asking price of the property is in the region of euro 289,000. We understand that there could be up to 10% extra to pay for broker commission, notary fees and tax.
Before we actually commit to buying the property we would like to employ the services of a
surveyor to protect ourselves from investing incorrectly.
After doing a little research we understand it would be prudent to have a full structural survey done on the property. We understand that this would be in the region of 1% of the purchase price plus 19% tax to produce a written report.
Obviously, we don’t want to waste several thousand $ for a full Structural Survey,
therefore would like to ask for an initial visit to the property of 1-2 hours. If this initial inspection
reveals that the project is unsafe then we would not continue with the full structural survey. For this initial inspection which could be seen as the first part of the Full Structural Survey we would be willing to offer a price of around 300 $  plus tax.

>> Expected maintenance kinds & costs in the future

>> Damage and problems etc…..

You can find basic information on the apartment in the attached document.

Thank you for your time.

I look forward to your reply.

P.S. We are also thinking  about Warranty Inspection ore checking house building condo quality in 4 years.

Sincerely, John

Dear Baugutachter Schmalfuss & Partner,
I got to you through a simple Google search as I am looking for a home inspection firm in Munich to carry out an inspection of a newly built micro apartment (41m2) in the surrounding of Munich, in a project called the Tower.If this is the type of services you provide, could you please provide more details on what your service covers?Thank you,

At the moment I’m trying to figure out with the property management company why are they hiring an inspection company for all the apartments owners, including my apartment, without my approval. There is a conflict of interests by the company who built the apartments to recommend an inspection company, therefore I approached your company as an independent company that would represent my interests.
As there is still no answer from them, I apologize as I can’t give you a definite answer now. I have to clarify this before with the management company.

I understand your troubles with German legislations.
In Germany, an inspection by building companies is pretty common. So, maybe it is easies for you to just accept that point.
Still, an independent survey is recommendable as you said.
So this is why we are going to have a close look at your apartment and at the shared facilities, as well. In many cases there are problems concerning the public heating room, for example.
Have a good weekend!

Dear Mr Schmalfuss,
as mentioned in my first email, we are in the buying process for an apartment in Munich
We would like to have a survey in order to check the property (the fat and the whole building) and understand the status of the building and potential future expenses.
We would like to assign the property check to you, but first we would like to understand the timing.
Unfortunately, we do not have a lot of time, and we need to have the property survey done by next week. 
Do you think it is feasible? ,Thanks, Best regards


Hi MR. EXPERT, We’re looking to purchase a condo at in MANILA, BGC (220 sqm, 3 bedrooms, 4 bathroomss, private pool) and we’re in need of inspectors who are also ideally contractors to inspect the plumbing, electrical and pool.
Will you be available for this within this week, preferably This week?
If so, how much are your rates for the inspection? Would you also be needing a supervisor during the inspection?
Let me know as soon as possible!
Best Regards, Buyer from U.K.
Anser for the Residential Property Inspections
I give you as an indication that you are looking for an electrician to check the pool installation. Experience has shown that this cannot be done by a civil engineer.

Hello Mr Schmalfuss,
I will contract an expert like you if I purchase the house we just spoke about on the phone.
The problem is that we are still too far from the initial price and we won’t get to an agreement.

I’m not an expert but I think the apartment needs at least
150.000€ to 250. 000$ renovation depending if you transform the swimming pool to rooms. We can do that later of course.
Our budget is 750.000€ aprox. so I can’t offer more than 600.000$.
Therefore, I don’t think we will get to an agreement unfortunately.
Best regards,

Dear Sir
Please excuse my use of English but I am from the UK.
My partner and I are interested in buying a farm house together with some land at Munich Area.
I attach details of the property together with a few picture to try and describe it, but in brief the
house has approx 177 m2 of living space inside. Plus there is approx 1,108M2 of land around the
property with some associated farm buildings.
The initial asking price of the property is in the region of Euro 289,000. We understand that there
could be up to 10% extra to pay for broker commission, notary fees and tax.
Before we actually commit to buying the property we would like to employ the services of a
surveyor to protect ourselves from investing incorrectly.
After doing a little research we understand it would be prudent to have a full structural survey done
on the property. We understand that this would be in the region of 1% of the purchase price plus
19% tax to produce a written report.
Obviously we don’t want to waste several thousand Euro’s of a full Structural Survey unnecessarily,
therefore would like to ask for an initial visit to the property. If this initial inspection
reveals that the project is unsafe then we would not continue with the full structural survey. For this
initial inspection which could be seen as the first part of the Full Structural Survey we would be
willing to offer a price of around Euro 1,000 plus tax.

Often I get technical requests from my clients

Good morning,
,,, I just don’t know all of the technical house related terms but I know most.
Our Adresse: Munich House = 120m, Land = 400m2, Built 1970
There isn’t much information there at the request of the Eigentümer, but the Makler will bring the Plans etc with him.
The house is from the 1970s, but we are not sure of exactly when. The party room had water come in from an open window during the large storm last month so they have removed most of the flooding there.
Thank you
Warmest Regards,
.Sent from my iPhone for Warranty Inspection

Review from costumer about checking apartment/ checking house building condo quality (in order to do Building Surveying)

„…We bought 2 apartments  In various reports of infestation was found skipjack dry rot.
The Surveyor Schmalfuss has answered the following questions for the Warranty Inspection for us:
1) What has been done so far and in what quality?
2) the purchase flat 105m² and 60m²: the wet / mold / dry rot etc and any necessary actions identified:
What could come at a cost to us? Buy recommendation?
3) assessment of what could still get to work on the house for us based on the existing report?
The short report was the basis for our decision to purchase very helpful. With expertise and experience all relevant defects have been compiled.
Best wishes also from the new friends from Chicago BR and thanks for Residential Property inspection!

good video Information from UK:

Good day, Mr. Schmalfuss. This is MRS Marie and we saw your site thru Google search. We would like to schedule an inspection of a condo that we are planning to buy in MALATE; MANILA City. Condo unit is loft-type, 110 sq. m., built in 1999. Please see attached certificate of occupancy of the building for reference. May we know if you’ll be available this week in Nov, Hoping for a favorable response.

I am seeking a gutachter wohnungsabnahme ( Residential Property Inspections) for the handover inspection of our two apartments which are in the final stages of construction now. We have our inspection visit in May and would like to have a professional surveyor participate.
It is necessary to speak English. Can you please let me know if that is possible and what would be the cost of a Building Surveying. The two apartments are in the same building and are each less than 45 square meters, so can be easily combined into one appointment.
Thanks and best regards, Evan.

Cost of Residential Surveying / Housing assessment ?

You may be wondering why a visit by a Building Surveyor is so expensive?
Yes, right, compared to the free appointment of a construction company, the appointment with the appraiser at the beginning more expensive.
Please note the appraiser is independent and neutral. He suggests no expensive unnecessary remedial measures.
In the case of cracks in the house, the causes are bagatelles or expensive remedial measures on the foundation are necessary.
Maybe you just need low-cost painting work for renovation.
The expert can explain this to you on the ground and protect it from unnecessary spending on money.
This makes the appointment of the appraiser cheaper than that of the construction company.
The appraiser is also insured for his restructuring proposals to you as a customer and the contributions for the insurance he must also pay.
The appraiser with sticks with its statement for the result.
I also do Housing assessment with passion!

Check the content of the broker’s expose
checking house building condo

Property type Duplex

Living area approx.:

Usable area approx m2

Plot area approx. m2

Number of rooms:

Number of bedrooms:

Number of bathrooms:

Number of balconies/terraces:

windows insulating glass

(wood), insulating

glass (plastic), double


Firing Oil

Ground Prefinished,

Laminated wood,

Stone, Tiles, Kork

Heating Central heating

checking house building condo

Structure Massive

Roof type Saddle roof

Balcony Yes

Terrace Yes

Guest toilet Yes

kitchen built-in kitchen outside?

Private parking

Spaces Garages


Baugutachter Kohle anrufen