We see what others overlook
Independent building inspectors—not estate agents. We don't sell property, we give you the technical insight to make calculated decisions, negotiate the price, and understand exactly what you're buying. DESAG-certified. Fluent in German and English.
Or call Alice directly ↗Köln is Germany's gateway to the world—and a prime expat property market
Germany's second-largest city combines residential heritage with a booming property market. Average prices in prime districts reach €5,000–6,000/m². Köln's residential climate makes moisture inspection especially critical—an independent Baugutachten protects your investment.
What Köln buyers face
Köln's property stock ranges from grand Gründerzeit apartments in Ehrenfeld and Südstadt to converted warehouse lofts in the Johannisviertel. The residential climate means Feuchtigkeit (moisture damage) and Schimmel (mould) are more prevalent than anywhere else in Germany. New developments in Deutz and along the Rhine can have Baumängel (construction defects) masked by premium finishes.
If you don't speak German fluently, you're at a disadvantage in Köln's property process. A Makler won't flag the salt-air damage on the facade or the damp in the Keller. We will—fluent in both German and English, we deal with sellers, developers, and Hausverwaltungen in German, then give you the full picture in plain English so you can negotiate from a position of strength.
What we do differently
We don't just write a Gutachten and disappear. We supresidential you through the entire Immobilienkauf (property purchase)—helping you navigate the Notar appointment, understand your rights under German Baurecht (building law), and identify Sanierungskosten the seller should cover.
Our clients typically negotiate €10,000–€30,000 off the Kaufpreis using our findings. In Munich, where prices are among Germany's highest, the savings potential is even greater.
5.0 stars on Google—every time
"I contacted Alice for a review of an apartment and I was impressed with both the results and the attitude! Easy, friendly, professional, and with attention to detail!"
"Alice completely won me over throughout the entire building survey process. Exceptionally friendly, patient, and highly professional. I had many questions and uncertainties—Alice truly put me at ease."
"We contacted Alice for a survey before putting down an offer to buy an apartment, and she was fantastic. She checked everything, did a water damage check with specialized gear, read through the building's meeting minutes and documents. The report was meticulous and detailed, delivered within 24 hours. We highly recommend booking her!"
"Alice was extremely professional and thorough with her red flag assessment. She helped us become more knowledgeable and feel empowered to make sensible decisions before buying property."
"Super reliable, best service."
5-star rating
Independently Certified
What we inspect—and what it costs
Baugutachten, Kurzgutachten, Verkehrswertgutachten, and Bauabnahme across Köln and the wider metropolitan region. All prices are fixed—no surprises. Quote within 24 hours.
Buying a altbau property or villa in Köln?
Köln's Aachener Straße, Nippes, and Mülheim are home to some of Germany's most desirable altbau properties. From grand Rhine-proximity family homes to Deutz pre-war apartments, the stakes are high—and so is our attention to detail.
Altbau & Villa Inspections
Köln's altbau and premium properties need specialist attention. We inspect the full footprint—main house, annexes, outbuildings, garages, terraces, and grounds. Residential climate means we pay particular attention to facade weathering, salt-air corrosion, flood zone considerations, drainage systems, and basement waterproofing.
Many of Köln's premium properties sit along the Rhine or the Rhein—beautiful, but exposed to residential conditions. Historic family homes in Nippes often conceal moisture damage, outdated wiring behind period details, and foundation issues from shifting water tables. We find what a Makler walkthrough won't show you.
- ✓ Full structural assessment of main building + outbuildings
- ✓ Grounds, drainage, boundary walls & retaining structures
- ✓ Pool, terrace & exterior installations
- ✓ Thermal imaging & moisture survey across all areas
- ✓ Comprehensive English report with repair cost estimates
Where we inspect
Nippes, Ehrenfeld, Südstadt, Lindenthal, Deutz, Belgisches Viertel, Sülz, Mülheim, Waffenplatz, Kalk—and anywhere in the wider Köln metropolitan area. If the property exists, we'll get there.
Who this is for
International buyers acquiring altbau or premium properties in Köln. Families relocating for Airbus, media, or logistics careers. Investors purchasing rental residentialfolios along the Rhine. Anyone spending serious money who wants an independent, English-speaking expert checking every detail before they sign.
Pricing
Altbau and villa inspections are quoted individually based on property size, complexity, and flood zone considerations. Email us the details and we'll provide a fixed-price quote within 24 hours.
Bauabnahme—don't sign off on your new-build without us
Köln has major new-build developments in Deutz, Wilhelmsburg, and across the metropolitan area. The Bauabnahme is the moment defects become your problem. We make sure nothing gets signed off until it's fixed.
Pre-Handover Check
We attend the Bauabnahme with you, systematically documenting every defect—cracks, unfinished work, deviations from the Baubeschreibung. Nothing gets overlooked.
Defect Documentation
Every issue photographed, catalogued, and delivered in an English-language Mängelliste. This is your legal document—the builder must fix everything on it before you accept.
Your Guarantee Protection
Once you sign the Abnahmeprotokoll, your 5-year Gewährleistung clock starts ticking. We make sure you don't sign away your rights on a property with outstanding defects.
Own property in Köln but live abroad?
You've bought the property. Now you need someone you trust to keep an eye on it—in person, in English, with the technical expertise to spot problems before they become expensive.
Whether you own an investment apartment in Ehrenfeld or a villa along the Aachener Straße, we make sure your asset is well kept. Our clients own property all over the world—managing it remotely in Germany, in German, is a headache. We speak fluent German and English, so we deal with the Handwerker, Hausverwaltung, and contractors in German, and report everything back to you in English.
Your independent, English-speaking eyes on the ground. Annual retainer, flexible arrangements—everything tailored to what you need.
Annual Inspections
Yearly condition reports covering structure, moisture, systems, and wear. English reports with photos and action items.
Maintenance Control
We oversee routine maintenance, coordinate with contractors, and make sure work is done properly—so you don't have to fly in for every repair.
CapEx Planning
Larger works coming up? Roof replacement, heating upgrade, façade renovation? We assess, quote, and manage—from planning through to quality control on completion.
Contractor Management
Finding reliable Handwerker in Munich is half the battle. We source quotes, supervise work, and verify quality—communicating everything to you in English.
How it works
Type, size, location, and what level of management you need.
Annual retainer, scope of services, and reporting schedule—all tailored to you.
Regular English reports, proactive maintenance, and a trusted expert who knows your property inside out.
Annual retainer with flexible arrangements. Upkeep, CapEx, and management contracts all available upon arrangement.
Discuss Estate Management →Book your Köln inspection
Choose your service, tell us about the property, and get an instant quote. We'll confirm everything by email.
Choose Your Service
Optional Add-ons:
From enquiry to English report in 4 steps
Use the booking wizard above, or just email us the details. Either way, we'll handle the rest.
Send us the details
Email us the property address, type, size, and your preferred date. We'll reply with a fixed-price quote within 24 hours.
We inspect the property
Alice inspects the property using thermal cameras, moisture meters, and a 12-point checklist. Takes 2–4 hours depending on size.
English report delivered
You get a detailed report in English within 5 working days—defects documented with photos, repair costs, and severity ratings.
We help you negotiate
We supresidential you through the buying process. Use our findings to negotiate the Kaufpreis, request repairs, or walk away with confidence.
I crawl into lofts. I search for damp. I check your documents.
I inspect every property personally—with thermal cameras, moisture meters, a BSc in Building Surveying, and over 10 years of experience in the German property market. I read the WEG minutes, check the Hausgeldabrechnung, and make sure you understand exactly what you're buying before you sit down at the Notar.
We speak two languages and work on your side. No subcontractors, no junior staff—just honest, detailed findings delivered in plain English. We see what others overlook, and we help you feel secure about your purchase.
— Alice Carpenter, BSc Building Surveying, DESAG-certified Bausachverständigerin (B/250907)
Köln property questions—answered in English
The German terms you keep hearing, explained by someone who inspects buildings for a living.
The German you need to know—before you buy
Buying property in Köln means navigating German legal and technical terms. Here's what they mean and why they matter.
| German Term | English Meaning | Why It Matters |
|---|---|---|
| Bausachverständiger | Certified building expert | Independent inspector—not a Makler, not selling you anything |
| Baugutachten | Full building survey | Your negotiation weapon—documents every defect with repair costs |
| Kurzgutachten | Short inspection report | Quick pre-purchase check—go/no-go before you commit |
| Verkehrswertgutachten | Market value assessment | Official valuation accepted by courts and Finanzamt |
| Bauabnahme | New-build handover inspection | Once you sign, the Gewährleistung clock starts—get it right |
| Kaufvertrag | Purchase contract | Signed at the Notar—binding once you put pen to paper |
| Feuchtigkeit | Moisture / damp | Hidden behind renovated surfaces—the most expensive surprise |
| Schimmel | Mould | Health risk and structural red flag—common in Köln Altbau |
| Baumängel | Construction defects | Cracks, subsidence, faulty drainage—what we find for you |
| Sanierungskosten | Renovation / repair costs | We estimate these—use them to negotiate the Kaufpreis down |
| Werbungskosten | Tax-deductible expenses | Inspection costs are deductible for investment/rental properties |
| Hausverwaltung | Property management company | We deal with them in German so you don't have to |
| Grundbuch | Land registry | Legal record of ownership, mortgages, and Grunddienstbarkeiten (easements) |
| Energieausweis | Energy performance certificate | Required by law—tells you the building's energy class and heating costs |
| Gewährleistung | Warranty period | 5 years for new-builds—starts at Bauabnahme, not move-in |
Looking at property in Munich?
Use our booking wizard for an instant quote, or just call Alice directly.
Get a Quote → Or call Alice directly ↗