Which documents do I need for a property sale?
Complete checklist
Land register extract (current)
Energy certificate
Floor plan with living-area calculation
Cadastral map / site plan
Building permit(s)
Declaration of division (for condominiums)
Owners' association minutes for the last 3 years (for condominiums)
Business plan and service-charge statement (for condominiums)
Tenancy agreements (for let properties)
Operating-cost statements
Proof of modernisations
Heritage-protection notice, if applicable
Refurbishment records, if applicable
Interactive PDF — fillable & printable
Land register extract
What
Official information on the owner, encumbrances and restrictions, and land charges and mortgages.
Where
Amtsgericht Dresden, land registry office (Grundbuchamt), Lothringer Straße 1. Or online via the Saxony justice portal.
Cost
€10 (simple) to €20 (certified).
Waiting time
1–2 weeks at the local court, online sometimes faster.
In my practice, the land register extract is the document that is most often missing or outdated. Order it first — it has the longest lead time.
Energy certificate
What
A document on the building's energy efficiency. Mandatory for every sale.
Where
Online providers (from €80), local energy consultants (€300–500), chimney sweeps.
Cost
Consumption certificate €80–150, demand certificate €300–500.
Waiting time
Online 2–3 days, energy consultant 1–2 weeks.
Cadastral map / site plan
What
An official map showing plot boundaries, buildings and neighbouring plots.
Where
Cadastral office of the city of Dresden, Kreuzstraße 26.
Cost & waiting time
€15–30. 3–7 days.
Tip: indispensable for houses and plots of land. Less relevant for flats, but required by some banks.
Declaration of division (for flats)
What
Governs the division into individual and common property. Legally defines your flat.
Where
At the land registry office or via your property management.
Cost
€10–20 at the land registry office.
Building plans, floor plans, living-area calculation
What
Floor plans of all storeys with a living-area calculation under the WoFlV (German Living Area Ordinance).
Where
From your own records, at the building authority of the city of Dresden (Freiberger Straße 39), or from the architect.
Cost
At the building authority €10–30 for file inspection, architect €200–500 for a new calculation.
Tip: does the living area in the floor plan match the one in the tenancy agreement? Deviations of more than 10 percent can have legal consequences.
Operating-cost statements and owners' association minutes
What
The last 3 years of operating-cost statements, owners' association resolutions, and the business plan.
Where
From your property management.
Cost
Usually free (as part of the management), some managers charge €50–100.
Tenancy agreements (for let properties)
Copies of all tenancy agreements with annexes, rent increases and amendments.
Special documents
Heritage-protection notice
For listed properties. Available from the Dresden heritage-protection authority (Denkmalschutzbehörde).
Refurbishment records
Invoices and documentation of all refurbishments carried out. The more complete, the better for the sale price.
Building permits for extensions
If an extension was added later, the permit must be available. An unauthorised extension is a risk to the sale.
Where in Dresden do I get what?
| Document | Authority/office | Address |
|---|---|---|
| Land register extract | Amtsgericht Dresden | Lothringer Str. 1 |
| Cadastral map | Cadastral office | Kreuzstr. 26 |
| Building permit | Building authority | Freiberger Str. 39 |
| Energy certificate | Energy consultant/online | Various |
| Declaration of division | Land registry office/property management | Lothringer Str. 1 |
| Heritage-protection notice | Heritage-protection authority | Kulturpalast building |
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