We find hidden defects before you buy.

A Viewing Check starts from €550, a Red Flag Check with traffic-light dashboard report from €750, and a full Baugutachten from €1,050. All prices are final, VAT exempt per §19 UStG (Kleinunternehmerregelung). If you're buying as an investment to rent out, inspection costs are typically tax-deductible as Werbungskosten.

A Baugutachten is a comprehensive building inspection report. Munich's property market is one of Germany's most expensive, averaging over €8,000/m². A Baugutachten helps you understand exactly what you're buying, identify hidden defects, and gives you hard evidence to negotiate the Kaufpreis down. Clients have used our findings to renegotiate five-figure sums.

Absolutely. In Munich, where prices are so high, even a small percentage reduction saves serious money. Our report documents every defect with photos, estimated repair costs, and technical assessments. We also support you through the negotiation, helping you push back on the seller as a native speaker would, know your rights, and identify cost reductions. We do more than just write a report.

A Bauabnahme is the formal handover inspection of a new-build property. It's the moment you accept the building from the developer, and the moment defects become your problem. Once you sign the Abnahmeprotokoll, your 5-year Gewährleistung (warranty) clock starts. We attend the handover with you, document every defect in English, and make sure nothing gets signed off until it's properly fixed.

We reply within 2 hours with the next available Munich dates. After the inspection, your written report arrives within 24 hours, photos, ratings and repair costs included. If your offer deadline is tight, say so; we can often accommodate it.

Yes, and we encourage it. Walking the property together is worth half the report: you see every finding in place and can ask anything on the spot. If you cannot attend, we call you afterwards and walk you through the findings one by one.

Ideally: the listing, floor plans, minutes of the Eigentümerversammlung from the last three years, the Instandhaltungsrücklage statement, the Energieausweis, and any past damage or repair reports. Do not worry if you have only part of this, we will tell you exactly what is missing and why it matters.

Send the listing or address through the form below or by WhatsApp. Within 2 hours you receive the next available Munich dates and a fixed price. No obligation, and no payment until the date is confirmed.

Yes. ABC Experts is a DESAG-certified Bausachverständige offering building inspections across Munich and the wider metropolitan area. All reports and consultations are delivered in English. We cover Schwabing, Bogenhausen, Maxvorstadt, Haidhausen, Sendling, and all surrounding districts.

We cover all of Munich and the wider metropolitan area, Schwabing, Bogenhausen, Maxvorstadt, Haidhausen, Sendling, Giesing, Pasing, Laim, Nymphenburg, Trudering, and surrounding areas. If you're looking at property anywhere in the München region, we can inspect it.

Yes. We offer estate management for international owners, annual property inspections, maintenance oversight, contractor coordination, and CapEx planning, all reported in English. We work on an annual retainer with flexible arrangements. Upkeep, capital expenditure projects, and management contracts are all available upon arrangement. Think of us as your trusted, independent eyes on the ground in Munich.

Feuchtigkeit means moisture or damp, one of the most common and expensive problems in German buildings. Munich's older Altbau buildings and basement apartments (Souterrain) are particularly prone. We use thermal cameras and moisture meters to detect hidden damp that you can't see during a normal Besichtigung (viewing).

Yes, we regularly inspect larger and high-value properties in areas like Grünwald, Bogenhausen, Starnberg, and the surrounding lake districts. Villa inspections cover the full footprint: main house, annexes, outbuildings, grounds, pools, drainage, and boundary structures. These are quoted individually based on size and complexity. Email us the details for a fixed-price quote.

Twelve areas: Wohnfläche and layout, heating and ventilation, insulation and energy, moisture and damp, windows and doors, plumbing, electrical systems, roof and attic, foundation and structure, walls and cracks, façade and exterior, and mould and air quality. Every finding is photographed, rated traffic-light style and given a repair cost estimate, plus a review of the sale documents and the Eigentümerversammlung minutes.