Selling property due to care needs or moving into a care home
When a parent moves into a care home or can no longer cope alone at home, their own home suddenly becomes an issue: It continues to incur costs, stands empty, and is intended to finance the care. At the same time, the family is burdened with organisation, authorities, and emotions. We handle the property aspect – from the question of whether selling is the right path at all, to the handover. You send us the keys.
Reihenfolge
What needs to be done now
- 1
Clarify representation authority
Is a lasting power of attorney (Vorsorgevollmacht) available? For the sale of a property, it must be notarised or at least notarially certified – a simple signature is not sufficient for the land registry office (Grundbuchamt). Without a power of attorney, legal guardianship is required, and the sale must be approved by the guardianship court (§ 1850 BGB).
- 2
Realistically assess care costs
The personal contribution for a care home place in Berlin often ranges from 3,000 to 3,800 € per month, depending on the facility, plus pocket money and additional services. Pension, care allowance, and supplements rarely cover this. The difference determines how urgently the property needs to become liquid.
- 3
Compare sale, rental, or annuity sale
Sale brings capital all at once and ends all costs. Rental brings monthly income, but administrative effort and tax liability. Annuity sale or partial sale sound convenient but are expensive. We calculate the three options using real Berlin figures.
- 4
Consider the Social Welfare Office (Sozialamt) and gifts
If assets are insufficient, the Social Welfare Office steps in – and reclaims gifts made within the last ten years (§ 528 BGB). Transferring the property to children now does not solve the problem but merely postpones it. Children are only liable for parental maintenance from an annual gross income of 100.000 €.
- 5
Safeguard documents before clearing out
Purchase agreement, land register extract (Grundbuchauszug), declaration of division, energy performance certificate, building plans, invoices for modernisations. These documents typically disappear during decluttering – we help sort through them.
- 6
Valuation and Timeline
We value the property free of charge on site, without you having to travel, and determine with you by when the proceeds will be needed. We then align marketing and the purchase price due date accordingly.
Selling with an Enduring Power of Attorney
A notarised enduring power of attorney is the simplest way: The attorney signs the purchase agreement with the notary, the Land Registry Office (Grundbuchamt) accepts the power of attorney, and no court is involved. It is important that the power of attorney expressly includes property transactions and that the attorney does not act as a buyer for themselves if self-dealing (Insichgeschäfte) is not permitted. We examine the power of attorney together with the notary before starting.
Selling with Legal Guardianship
Without a power of attorney, the Guardianship Court (Betreuungsgericht) appoints a guardian (Betreuer) – often a family member. The sale of the property then requires court approval. The court examines whether the sale is in the best interest of the person under guardianship and if the price is appropriate; an appraisal (Verkehrswertgutachten) is often required. Expect two to four additional months. Our detailed valuation and documented marketing process accelerate approval, as the court sees that the market price has been achieved.
If the spouse remains in the property
If only one parent moves into a care home, the property remains protected as exempt assets (Schonvermögen) as long as the other parent lives there – the Social Welfare Office cannot demand the sale. Whether a sale is still sensible depends on size, accessibility, and running costs. Often, exchanging for a smaller, ground-floor property near the care home is the better solution; we support both options.
Rental as an Alternative
A rented apartment in a good Berlin location can yield 1.200 to 2.500 € net rent – and thus cover a significant portion of the care home costs' self-payment, without eroding the asset. However, opposing factors include rent control (Mietpreisbremse), administrative effort, maintenance risk, and the question of who will manage a tenant change in two years. We honestly calculate whether renting closes the gap or merely delays it.
Annuity Sale, Partial Sale, Usufruct
Offers where you 'stay in the house and still receive money' are rarely suitable in a care situation – as the property is no longer being occupied. Partial sale models require usage fees of 3 to 5 % per year and an execution fee upon later total sale; ultimately, they are almost always more expensive than a straightforward sale. We openly tell you when they might still be sensible.
Zeitplan
Timeline with Power of Attorney
- 1–2 Weeks
Phase 1
Examine Power of Attorney & Valuation
Notary examines the power of attorney, we value on site. Keys by post or handover.
- 2–4 weeks
Phase 2
Clearing Out & Preparation
Coordinate household clearance, safeguard documents, photos, exposé.
- 4–8 weeks
Phase 3
Marketing
Viewings without you, credit check, written offers to you.
- 6–8 weeks
Phase 4
Notary & Payment
Purchase agreement, notarisation with power of attorney, purchase price due date. With Guardianship Court, add 2-4 months.
Unsere Rolle
What we handle for relatives
You take care of the person. We take care of the property.
Sale without your presence
Keys by post, viewings, handover, meter readings – you don't have to come to Berlin for anything.
Coordinate household clearance
We obtain quotes from vetted companies, help sort through documents and mementos beforehand, and supervise the clearing out.
Valuation that the court accepts
Detailed, with comparable properties and market data – as a basis for Guardianship Court approval.
Liaison with notary, bank, and guardian
Power of attorney examination, consent to deletion, application for approval – we know the process and the formalities.
Timeline tailored to your needs
When care home costs are pressing, we work to tight deadlines. When there's time, we secure the best price.
Honest Recommendation
If renting out or keeping the property is economically more beneficial, we'll tell you – even if we don't earn anything from it.
Vermeiden
What Relatives Often Get Wrong
Quickly Transferring a Property to Children
The social welfare office (Sozialamt) reclaims gifts made within the last ten years. Transferring the property doesn't protect it – it creates disputes and notary fees.
Attempting to use a privately written power of attorney with a notary
The land registry office (Grundbuchamt) requires notarised form. If it's missing, months are lost until a guardian is appointed.
Clearing out too early
Purchase agreements, building plans, and receipts end up in the skip. First sort through, then clear out.
Partial Sale as a Convenient Solution
Usage fees plus execution fees over five years often cost more than any estate agent's commission.
Frequently asked questions
For Relatives
You take care of the person. We take care of the property.
Briefly tell us what it's about and how much time you have. We will contact you personally and without pressure.