Joint energy savings in the condominium association: windows, electricity, heat & moreLink to this section
Saving energy in a condominium association—that sounds good, but how does it work? There's considerable potential for energy-saving renovations, especially in condominium associations. This article will explain which energy-saving measures are truly worthwhile and how you can successfully implement them in your condominium association. We'll explore the most important energy-saving measures, from thermal insulation and window renovation to heating optimization, and explain how to manage the cost allocation.
Step 1: Decide on energy-saving measures in the condominium association
The first and most important step toward saving energy is open dialogue within the condominium association. Discuss the options with your co-owners and strive to develop a shared understanding of the needs and goals.
Step 2: Resolution in the owners' meeting
As soon as you have agreed on concrete renovation measures within the WEG, these must be documented in a Owners' meeting be formally decided by resolution. The property management is usually responsible for preparing and conducting the owners' meeting.
As a general rule, changes affecting common property must be approved by a simple majority in the condominium association. This rule therefore also applies to energy-saving measures. Before taking any measure, the question of cost distribution should be discussed and the majority ratios clarified. In fact, the rules for cost distribution change depending on how many owners agree to a change.
Only in the event of a double qualified majority or if the construction measure pays for itself will the costs be distributed among all owners according to their co-ownership shares. In the case of a simple majority, only the owners who have approved the decision pay.
To avoid a situation where only a few owners have to bear the costs of energy-saving measures, condominium associations should always strive to achieve a double qualified majority for implementation or demonstrate the amortization of the expenditures. Tip: Formulate the resolution so that it can only be passed under the condition of a double qualified majority.
Step 3:Appointment of the property management and support from the administrative advisory board
After the resolution has been passed, you, as a condominium association, commission your property management company to implement the renovation measures. It is recommended that Administrative Board to appoint a committee to accompany, monitor, and support the property management during the renovation process. The responsibilities of the administrative advisory board include:
Obtaining offers:The administrative advisory board can assist the property management in obtaining offers from tradesmen.Information for co-owners:The administrative board should regularly inform the other owners about the status of the renovation.
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Saving energy: Which measures are suitable for your condominium?Link to this section
When we talk about energy-saving measures within the framework of the condominium association, we usually first talk about modernization and renovation measures. These can save an average of between 16 and 30 percent of energy and costs For every fifth building, it can be even more.
The goals to be achieved through such measures are clear: reducing utility costs and protecting the environment. Energy-efficient renovation offers a variety of advantages in this regard: not only does it reduce CO2 emissions and save energy, but it also increases living comfort and contributes to the value of the building. Which measures are suitable depends, of course, on the building and its age, as well as on the modernization measures already implemented.
When is an energy renovation worthwhile for a building
When people hear the word renovation, they usually think of the associated costs. Whether energy-efficient renovation is worthwhile for a building depends on the specific case, but we would like to take a look at the potential cost savings if a building can be upgraded to a higher efficiency class through renovation.
While an unrenovated building often generates heating costs of around €40/m2, these can be reduced to €17/m2 in a well-renovated old building.For a new building with minimum requirements, they are €12/m2, but can fall to €3/m2 for a conversion to the highest standard.
It's therefore worthwhile for a homeowners association (WEG) to take a closer look and have an energy consultant calculate the cost-effectiveness of individual renovations. Which renovations are actually so energy-efficient that they make financial sense in the short term doesn't depend solely on the building itself. Local conditions, such as the weather, the micro-location, and/or the orientation of the property, also have a significant influence on which energy-saving measures are appropriate.pay off.
Energy saving 1: Insulation
The first measure to consider in energy-efficient renovations is insulation of exterior walls, roofs, top floor ceilings, or basement ceilings. Insulation is usually the most important factor when it comes to a property's energy efficiency, because without proper insulation, a large portion of the heat generated simply escapes.
The cost of such a change depends on the standard of the house and on the material and labor costs, which continue to vary considerably from region to region. These are generally quoted as a price per square meter when requesting a quote. Although this is a significant investment, it can result in significant energy savings in the long run. If properly executed, this improvement can last for 40 to 50 years.
Energy saving 2: Replacing the heating system
Second, there's the need to upgrade to new, modern heating systems. Investing in older heating systems, such as oil or gas, can be particularly worthwhile for condominium associations. New systems, such as heat pumps or solar thermal systems, can significantly reduce overall hot water and heating costs and contribute to environmental protection.
Whether such a measure is worthwhile naturally depends on the age of the existing boiler, the heating system, and the energy footprint of the building as a whole. However, compared to a fifteen-year-old system, a modern low-temperature and combustion boiler can reduce heating costs by up to 20%. Therefore, a new heating system often pays for itself within a few years.
Even with this energy saving, only those owners will bear the costs for a new heating system if a double qualified majority of votes is found or if this energy saving measure pays for itself.
Energy Saving 3: Optimize Power Consumption
Especially as a condominium, you can save a lot on electricity. Of course, everyone is initially responsible for their own electricity consumption, but you can still save money by using energy-saving light bulbs or LED alternatives in the hallway, for example.
In addition, it may make sense for a WEG to Photovoltaic system to reduce overall electricity costs. Here's some good news: the previously discussed modernization of the heating system can also make a huge difference in electricity consumption. A modern heating pump, for example, consumes up to 80% less than an older one.
Energy saving 4: Installing new windows
Old windows are real energy wasters. Windows are one of the biggest weak points, especially in older buildings. Therefore, as part of your energy-saving measures, especially in conjunction with insulation work, you should check the condition of your windows and consider refurbishing or replacing them if necessary.
When replacing windows, it is important to note that the exterior windows of an apartment are considered common property, even if the declaration of division contains different provisions. If your condominium association plans to replace existing windows with new, energy-efficient ones, a simple majority vote is required.
Regarding the cost allocation of this structural change to the building, the previously explained regulations apply. If the window replacement is a maintenance measure—for example, due to leaks or other defects in the existing windows that make replacement unavoidable—the rule applies that all owners must bear the costs in proportion to their respective co-ownership shares. In both cases, however, it is advisable to check in advance whether the declaration of division provides for a valid provision for the respective owner to assume the costs of the replacement.
Energy Saving 5: Smaller measures for energy efficiency and energy saving
Even smaller measures like building-wide night-time setbacks, outdoor temperature sensors, or pipe insulation make sense within the context of a condominium association. This allows for quick cost savings and energy efficiency without requiring major investments, unless your condominium association already uses these measures.
Furthermore, hydraulic balancing is a sensible energy-saving measure. This is possible if pre-adjustable thermostatic valves are installed on the radiators. This is already mandatory for gas-heated buildings with more than five tenants.
Take advantage of subsidized energy adviceLink to this section
As a layperson, you're initially faced with a mountain of information. Often, you lack an overview of how well the insulation is and how efficiently the heating is operating. Of course, there are countless measures and processes that a condominium association (WEG) can consider when implementing energy-saving measures. Ultimately, it's generally worthwhile for a condominium association (WEG) to commission an energy consultation to determine where the best savings opportunities lie in your property.
There are subsidies available that make this undertaking extremely affordable for you as a homeowner. This allows you to precisely determine your individual savings potential. If the house is new and an energy consultation is unnecessary, smaller steps can be taken. Hydraulic balancing can make the heating system significantly more efficient, allowing everyone to save a little.
Independent energy consulting is therefore a valuable support in the renovation process. It can analyze the current condition of the building, make customized renovation recommendations, and assist you in applying for funding. The costs of energy consulting are usually subsidized by the government (e.g., through the Federal Office for Economic Affairs and Export Control (BAFA)'s Federal Funding for Energy Consulting for Residential Buildings (EBW).
Entitlement to BAFA funding for energy consulting
The BAFA subsidy covers €1,700 of the energy consulting costs for residential buildings with three or more apartments and also offers condominium associations a one-time grant of €500 for energy consulting, provided the energy consulting report is presented at the owners' meeting. This allows condominium associations to receive detailed information, at relatively low cost, about potential savings and which measures are truly worthwhile for them.
Do you already know Ralph?
Ralph is usually able to accurately assess the broad potential of energy-saving renovations and draws on a network of energy consultants for the details. We also actively seek subsidies for your condominium association. Feel free to contact us about this.
