Selling an Older House? 9 Things You Must Watch Out For – or It Could Cost You Thousands

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Selling an Older House? 9 Things You Must Watch Out For – or It Could Cost You Thousands

Selling a property isn't just about setting a price and signing a contract. When it comes to older houses, extra attention is essential. Their technical condition, legal obligations, and historical context can significantly influence the entire sales process. This guide will help you avoid common mistakes that could complicate the sale or cost you a lot of money.

1. Energy Performance Certificate (EPC) – a Legal Requirement Often Overlooked

Before listing your property, check whether you’re required to provide an Energy Performance Certificate (EPC). In most cases, the law mandates it—exceptions apply only to buildings under 50 m², properties built before 1947 without major renovations, recreational cottages, or buildings without a registration number.

The EPC must be issued by a certified energy specialist and is valid for 10 years. However, if you significantly renovate the property during that time—such as adding insulation or installing solar panels—a new certificate must be obtained.

2. Expert Appraisal and Property Inspection: Assurance for Both Parties

Setting the sale price is a crucial step. While a real estate agent can provide a market valuation, for older houses it’s advisable to also obtain an expert appraisal. A court-appointed appraiser will evaluate the technical condition of the property in greater detail.

Additionally, you can request a property inspection by a certified building inspector. This will help identify hidden defects and suggest solutions. Both sellers and buyers can benefit from this service, as it reduces risks and increases transparency.

3. Hidden Defects and Legal Responsibility

Many sellers try to protect themselves with phrases like “sold as is.” But in real estate, this doesn’t offer full legal protection. Unless the buyer explicitly waives their right to claim for defects in writing, the seller remains liable for any hidden flaws—even those discovered after the sale.

That's why expert reports and inspections are so valuable: they help uncover issues in advance and avoid costly disputes or legal complications later on.

4. Heritage and Environmental Protection Zones

Some older properties fall under heritage protection or lie in areas with environmental restrictions. These limitations may affect reconstruction options or the way the property can be used. Both the house and its location should be verified with the relevant authorities.

The seller is legally obliged to disclose such details to the buyer. Failure to do so may invalidate the transaction or lead to serious consequences.

5. Easements That May Complicate the Sale

Older properties often carry various easements (servitudes). Some are harmless—like utility rights of way—while others can be serious obstacles. For example, lifelong occupancy rights for relatives can restrict the buyer’s use of the house.

All easements are recorded in the Land Registry. Buyers should examine these records carefully, as certain easements may severely limit the property's value or usability.

6. Restitution Claims: A Hidden Threat from the Past

Unresolved restitution claims on older properties can cause significant issues. In extreme cases, a new owner could lose the property entirely. That’s why it’s crucial to verify not only the title deed but also consult the Land and Property Office before completing the purchase.

Due diligence is a must—and often requires expert guidance.

7. Demolition and New Construction: Not Always a Straight Path

Some buyers plan to demolish the old house and build anew. While this can be financially smart, it requires proper documentation: a demolition permit, project plan, and written consent from neighbors.

Especially in cases of terraced houses or semi-detached homes, demolition can be complicated. Skipping legal procedures may lead to heavy fines and serious delays.

8. Right of First Refusal for Co-owners

If the seller is only a partial owner, they must verify whether the right of first refusal applies. Although this rule was mostly abolished in 2020, some exceptions remain—particularly for co-ownership acquired through inheritance (valid for six months) or where ownership of land and buildings is split.

Overlooking this can lead to an invalid transaction.

9. Professional Help Pays Off

Both sellers and buyers can benefit from professional support. There are companies that assess a property’s condition and prepare renovation plans. One such example is Perlík Projekce, operating in Prague and Central Bohemia.

In Conclusion

Selling an older home comes with unique challenges that go far beyond newer buildings. Legal, technical, and structural considerations can significantly affect the outcome. Proper preparation and professional guidance will save you time, stress, and money—and help ensure a smooth and successful sale.