Mietspiegeloptimierung (2): the bath / WC

Overview of all articles on rent index optimization

(1) Introduction

(2) the bath

(3) the kitchen

(4) the apartment

(5) the building

(6) the living environment

starting position

Im Berlin rent index 2017 there are 10 negative and 10 positive features in the group "Bath / WC". They are:

negative

• …No hand wash basin in the bathroom or toilet or only a small hand wash basin in the bathroom (external dimensions 50 x 25 cm or smaller)
• …?? WC without ventilation option and ventilation
• …?? Floor board in the bathroom
• …?? Bath or toilet not heatable or wood / coal heating or electric heater ????
• Insufficient hot water supply (e.g. no central hot water supply, no flow heater, no boiler> 60 liters) ????
• Bathroom without separate shower with free-standing bathtub with or without facing in a bathroom that has not been modernized
• Walls not sufficiently tiled in the splash water area of ​​the washbasin, bathtub and / or shower
• Bathroom with toilet without window
• …?? No shower facility
• …?? Small bathroom (less than 4 square meters); Does not apply to the building age class 1973 to 1990 East

positive

• Very large washbasin (dimensions at least 80 cm wide) or double hand washbasin or two separate wash basins
• …?? Special and high-quality equipment (e.g. high-quality sanitary equipment, high-quality bathroom furniture, corner bathtub, round bathtub)
• …Inside bathroom with modern, controlled ventilation (e.g. using a moisture sensor)
• …?? Second toilet in the apartment or bathroom and toilet separately …
• ?? At least one bathroom larger than 8 m2 …
• ?? floor heating
• …Wallcovering and flooring of high quality …
• Wall-hung toilet with a cistern built into the wall
• Structured radiator as a towel warmer
• …?? Additional shower tray or cubicle separate from the bathtub

For rent optimization, it is now important to separate the expensive from the favorable points.

Upgrading by improving the negative side

What to do on the negative side probably can not improve without considerable effort is

• an existing plank floor,
• the absence of a window and
• the size of the bath in sqm.

Everything else is not necessarily expensive, depending on the other circumstances. In detail:

• If a washbasin is present, but smaller than 50 × 25 cm in the outer dimensions, then you can replace it with a slightly larger one. Both outer dimensions, ie both the 50 cm width and the 25 cm depth, should not be undershot, and one of them should be slightly exceeded. The cheapest, which one new to it, is probably dieses hier with 50 × 40 cm to 45 Euro, you can continue to use the existing faucet. If there is no hand basin, you should check in advance whether a water pipe is there or how to relocate. Artisan costs are of course always added if you can not or do not do it yourself. As a result, you should be able to eliminate the negative feature with modest under 300 Euro.
• Negative is when the toilet without ventilation and without venting. So you need either a ventilation option or a vent to get out of the negative area. The cheapest ventilation option is one louvred grillethat you install in the bathroom wall, for 4 Euro plus installation costs. Do you want one active ventilation install, you are with about 22 Euro plus installation costs here. It is not about the fact that this is particularly high quality or very quiet, etc., but that the negative feature is eliminated. Any ventilation or ventilation is sufficient.
• When Heizheizbarkeit we face the problem that an electric heater is not enough. Even coal-heated apartments can not be updated without heating them in a modern way. But if a gas heating / Brennwerttherme or even a central heating of the house is present, you should check where the heating pipes run. If you get out of the bathroom, then it is enough tiny bathroom radiator for 39 Euro, to get out of the negative area. The fact that this can be cheaper than the new sink, but then surprised me, but it is apparently so.
• The hot water supply through water heater or boiler is sufficient, the latter must be greater than 60l. Water heaters need either a very old or a very modern apartment electrics, which should be clarified in advance. If you can, you will find (not very trustworthy) Devices from around 50 Euro and the first Brand Model (from Bosch) for around 70 Euro. The advantage is that no huge boiler in the bathroom hang or stand. It is also more expensive, you have to with approx. 120 Euros plus installation, he has no special requirements for the electrical system.
• The next feature must be read exactly: negative is a bathroom, in which there is no separate shower, in which the tub is free and not modern. Chic new bathrooms with Art Nouveau tub on Schwanenfüßen are not meant. All three criteria must be present. If you eliminate one, the negative feature is resolved. Now it is probably expensive and not always possible to install a separate shower for reasons of space. It is also expensive to modernize the bathroom from "unfashionable" to "modern". It remains the free-standing bathtub. The must go out, a built-in tub. Including tub support costs just under 300 Euro plus tiles and craftsmen. Under 500 Euro for everything together you will not be able to do that. This is much more than a hand basin or a ventilation grille, but still within a manageable framework. In other words, if you calculate exactly and are willing to do things yourself, the five negative criteria can be processed here for below 1.000 Euro.
• The tiling must be sufficient in the splash water area, ie both hand basin and bath and / or shower. The expensive ones are probably less the tiles and more of the underground. If you can not do that yourself, you have to ask a craftsman what it costs.
• Quite simply, the missing shower facility can be remedied again. There does not have to be a shower, but it is enough Hand shower for 20 Euro on the bathtub tap. If the existing fitting has no outlet for a shower hose, come for one new fitting 25 Euro again.

All in all, you can do a lot in the bathroom on the negative side, without the cost outrageous. The point is not that it is particularly chic afterwards, but simply that points are repaired that are so bad that the Mietspiegel classifies them as dwelling on the whole apartment.

Upgrading by improving the positive side

On positive side it looks different. It is significantly more costly in the bathroom to create value-added features than to eliminate negative ones. Therefore, this can only be considered by the sharply-calculating owner when it is necessary to compensate for remaining negative features and at least to achieve more 1 positive crossings, so that the whole group becomes worth living.

• First, it's back to the sink. In Wohnwerterhöhender size that works only if there is enough space in the bathroom for it. If so, it must be at least 80 cm wide in outer dimensions. This works out at about 140 Euro and then usually requires. additional changes to the substructure and the fitting. You could think about that, just a whole basin to point out, which affects the next criterion - the particularly high-quality equipment, for example, in the bathroom furniture.
• Apart from high-quality bathroom furniture, the second place in the rent index is “high-quality sanitary equipment”. Whether a toilet from Villeroy & Boch is sufficient (available from around 100 Euro) or whether to the sanitary equipment still porcelain containers for the necessary utensils must be mounted, mW is not yet decided. After all, you should pay attention here to the third last criterion, the wall-mounted toilet with recessed in the wall cistern - if you go there, then you should work off both criteria at once.
• A modern, moisture-sensor-controlled ventilation system is again cheaper than you think: 34 Euros plus installation. This is in my opinion the least expensive positive feature, which offers the Berlin Mietspiegel 2017 in the bath.
• The next two criteria again relate to the floor plan: second toilet "in the apartment" means that it should not be a second toilet in the same bathroom, but elsewhere in the apartment and not in the stairwell. On this as well as on the 8 square meters, which would have to cross a bath to be positive, you can not change much without substantial interventions in the housing substance.
• The floor heating can also be an electric one. Of course, the existing floor would have to get out first. If you do that, you should lay high quality tiles and something suitable, also high quality on the wall because of the related feature. Without a complete bath renovation this should be considered in the rarest cases.
• The Strukturheizkörper as a towel warmer is again no other than the one that I have already suggested in the abolition of Negtivmerkmalen: a Device for 39 Euro It is obviously sufficient if it is so appropriate that you can dry your towel on it. But also much larger There are already for under 100 Euro. In addition to the controlled ventilation, this is the second least expensive option to make a positive contribution.
• An additional shower is in turn associated with considerable effort and only possible if there is room in the bathroom.

Conclusion

For all the above links, I must attach a disclaimer, of course, especially since I do not make these assessments in the context of an individual mandate, but put flat-rate on the Internet. I expressly assume no liability for the fact that the judge responsible for you evaluates the individual device in the same way. Better than the minimum is always good if you want to be on the safe side. All in all, however, you can say that you do not need to install the underfloor heating in order to create a (further) positive feature when a vent grille is sufficient to achieve the same result by eliminating a negative feature.

The unequal weighting, that small measures weigh in part as easy or heavy as extensive modernizations, occurs in each feature group. This means that with a little thought, a systematic approach and a detailed knowledge of the home with few resources frequently can achieve a lot.

book Note

The jurisprudence to the Berlin rent levels of the last 10 years, sorted after the individual characteristics of the span arrangement, I have published in the Grundigentumsverlag Handbook compiled. In it can be read, which equipment the courts have judged how - so to speak, a fine-tuning of any measures you have planned.

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