A house or an apartment is on your shortlist. The first and perhaps also the second inspection lie behind you, it goes thus on the home straight to the final purchase decision. Now perhaps the question arises whether you should again get professional support for the next inspection.

What does a real estate expert value exactly?

He looks with (hopefully) professional eye at the desired property. Goal: To discover all the things that may have remained hidden from you as a layman. On the one hand, bad and often expensive surprises should be avoided. On the other hand, problems or deficiencies discovered before the purchase sometimes provide good arguments to negotiate the purchase price again in the buyer's interest. If that doesn't work, you will at least get an idea of the costs you might have to bear in case of repairs or refurbishments. Often experts are also called in to determine a supposedly fair (usually low) purchase price. Especially in the conurbations you shouldn't get too high hopes, the demand determines the price and less the determined values of an appraiser. Of course, this also applies vice versa if you are looking for a house or flat in a less popular environment.

Who can be considered as an expert?

In most cases a real estate value or a real estate expert. The term "real estate expert" is not protected in Germany for example. Basically everybody can adorn himself with this title. Only designations such as "Publicly appointed and sworn expert" or "State recognized expert" are protected. Therefore, you should definitely have the certificates of expertise shown to you, more on that later. An architect is also conceivable, especially if conversion measures are planned anyway after the purchase. The same applies to a craftsman you trust. Otherwise basically any other person from your personal environment has the necessary knowledge and enjoys your trust.

What does an (experienced) appraiser see that a layman does not see?

This cannot be answered in such a general way. Obvious defects like a hole in the roof will hopefully be seen by every layman. How long a roof will last or when it will have to be reroofed, will only few non-professionals be able to estimate. It becomes more difficult also with so-called hidden lacks, like for example humidity in the cellar or mold at the walls, especially if the damage is not (any longer) directly visible, e.g. because it has been painted over. The free skating of the consultants begins then, if also lack are seen, which could lead perspective to problems, as for example a too small inclination of the exterior window sills or errors in the thermal insulation compound system. But you shouldn't expect miracles from an experienced expert either. As a rule, a joint inspection is carried out and the object is inspected. And that has limits: what is not visible will not be seen by an expert.