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 ↗Munich is Germany's most expensive property market
Average prices exceed €8,000/m². At that level, a hidden defect isn't just annoying — it's a financial disaster. An independent Baugutachten protects your investment.
What Munich buyers face
Munich's Altbau stock is beautiful but demanding. Pre-war buildings often hide Feuchtigkeit (moisture damage) and Schimmel (mould) behind renovated surfaces. Neubau developments in expanding districts like Freiham or Obersendling can have Baumängel (construction defects) masked by final finishes.
If you don't speak the local language fluently, you're at a disadvantage in Germany's property process. A Makler won't flag the Feuchtigkeit 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 support 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
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. We highly recommend her services.
Alice explained everything in detail and made us understand German building terms we'd never heard before. Worth every cent.
Super reliable, best service.
Deutsche Sachverständigen-Gesellschaft
What we inspect — and what it costs
Baugutachten, Kurzgutachten, Verkehrswertgutachten, and Bauabnahme across München and the wider metropolitan area. All prices are fixed — no surprises. Quote within 24 hours.
Buying a villa or estate in Munich?
Munich attracts international buyers at every level — from city flats to multi-million euro villas in Grünwald, Bogenhausen, and Starnberg. The stakes are higher. So is our attention to detail.
Villa & Estate Inspections
Larger properties need a different approach. We inspect the full footprint — main house, annexes, outbuildings, garages, pools, terraces, and grounds. We check drainage, boundary walls, retaining structures, and anything else that comes with a property of this scale.
Many of Munich's high-end properties are historic. Beautiful, but demanding — hidden structural issues behind renovated surfaces, outdated wiring behind period details, moisture in old stone walls. 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
Bogenhausen, Grünwald, Pullach, Harlaching, Solln, Nymphenburg, Starnberg, Tegernsee, Ammersee — and anywhere in the wider Munich metropolitan area. If the property exists, we'll get there.
Who this is for
International buyers acquiring high-value properties in Bavaria. Families relocating to Munich. Investors purchasing holiday estates or rental villas. Anyone spending serious money who wants an independent, English-speaking expert checking every detail before they sign.
Pricing
Villa and estate inspections are quoted individually based on property size, complexity, and number of buildings. 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
Munich has major new-build developments in Freiham, Obersendling, and across the city. 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 Munich 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 Airbnb portfolio in Munich or a beautiful villa on Starnberger See, 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 Munich inspection
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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 support 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, 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, DESAG-certified Bausachverständigerin (B/250907)
Munich 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 Munich 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 Munich 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 |
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