ᐅ Initial Consultation Appointment with the Prefabricated House Manufacturer

Hello everyone,

My girlfriend and I have decided to fulfill our dream of owning a home. We chose to build a prefabricated house and have already provisionally reserved a plot of land that meets our location and price expectations.

Our plan was (and is) to sit down with prefab house manufacturers, show them our development plan and regulations, and then work together on possible floor plans that meet our individual wishes. We also hoped to get some initial quotes to help us plan and estimate the financing of the whole project.
It’s quite a rough approach for the beginning, I know, but this was primarily meant to help us decide for or against the reserved plot and, of course, to better estimate whether we can afford it.

Over the last few months, we have visited many model home parks and have narrowed down to 3-4 preferred manufacturers.

We recently scheduled our first appointment for a consultation. By the way, it was with a “top” manufacturer, at least according to recent reviews from sources like FocusMoney.

At the start of the meeting, the representative neither introduced herself nor her company in any way. It quickly became clear that the main purpose of the meeting was just to present us with an initial offer. We had sent our plot plan in advance, requesting a review and feedback regarding the location and orientation, but we received no response on that. When I asked about it, she just said she showed it to an architect, who did not see any issues. We flipped through some catalogs, and when I pointed out a floor plan that roughly matched our ideas, it was immediately noted for inclusion in the offer. Then she asked me which heating system I wanted. But who would know that at the first meeting? She then mentioned that for this size, about 160m² (1720 square feet) over two floors, it basically only makes sense to build to KfW55 standards and use an air-source heat pump. When I asked how flexible the floor plans could be, she said we would handle that with the architect later, when the time comes. However, it turned out that I can only see the architect if I sign a preliminary contract because, according to her, the planning involves high costs and the company needs a certain level of security. I also learned that this manufacturer does not have in-house architects but commissions them externally.

Is this the usual process? I feel like I can't buy a plot without at least a floor plan or rough draft, right? At the kitchen showroom, they design my kitchen for the space before I sign anything! I always thought you first look at the building site with the architect in person…

Am I mistaken? Is this just wishful thinking on my part? What can I realistically expect?

Thanks a lot for your answers.

Best regards,
Dennis

...so basically, my question is whether I can expect a prefabricated house manufacturer to design a floor plan for me (it would of course be great to see the whole thing in 3D) and provide comprehensive advice before I have to sign a preliminary contract?

They might exist. Generally, a catalog provider sells what is shown in the catalog.

By the way, you can definitely buy your plot of land, since the house has to fit the plot, not the other way around. Your conversation with the lady gave you an initial offer to estimate costs, right? That was your goal, to check feasibility. Add about 30,000-40,000 euros (30,000-40,000 USD) in additional construction costs and 30,000 euros (30,000 USD) for upgrades, then it becomes realistic. Garage and garden are also extra.

Architects, unless employed, belong to the group of freelancers. The rule there is "time for money." You will probably get an initial meeting free of charge, but nobody will devote themselves fully to your project at that stage. Besides, if you want 2–3 preliminary designs with cost estimates, I consider that unnecessary as long as the required documents (development plan, dimensions, etc.) are available. The cost is around 2,000-5,000 euros (2,000-5,000 USD) in my experience.

I believe this is part of the entrepreneurial risk, but with full order books, no one really puts in the effort anymore.

Among all the prefab house manufacturers, only Weberhaus actually made an effort and took an interest in the plot and the development plan (unfortunately, they were too expensive). With the others, it felt more like they were just aiming for a quick deal. A negative example is Kampa, who presented the house calculations with a 1% repayment rate in a way that looked favorable.

My recommendation is to go with a small local general contractor; that’s where we had the best experiences. They also provided advice on the floor plan, the plot (experience with additional construction costs), a detailed offer including all possible costs, a CAD model, calculations, and so on, all at a much more reasonable price.

Since I am also from Baden-Württemberg and have already visited many model homes in Offenburg and Fellbach, I might be able to contribute a bit on this topic. At most companies, during the consultation, a design from the catalog was proposed, with the possibility to modify the floor plan. However, most companies were soon ruled out due to inflexibility or negative reviews found online. At the moment, we have not made a decision yet. At Talbauhaus in Weissach im Tal, a smaller regional prefab home provider, we received excellent advice and were personally assisted by the owner, whom we even met spontaneously at the model home. The house was planned for us free of charge by the company’s own architect based on our development plan. Unfortunately, we decided against this company due to the distance to our building site and the overall high cost of their offer. We are now looking for a provider in our local area, but we are in no rush to move. It was also important for us to have a local contact person for the period after the house is built, for example, if the heating system breaks down, etc.

Please take a close look at the plot of land. If there is a zoning plan (B Plan), it is somewhat manageable for non-experts. The first question is, is the land relatively flat? Otherwise, extensive excavation will be necessary, which costs money. What is the soil like on your site? In our case, a soil report was included with the property, so we knew before buying that it was suitable building ground. Next, check your building area (Baufenster). It is marked on the plan. You are only allowed to build within that part of the plot. Then there is the floor area ratio, called Grundflächenzahl (GZ) here. For example, ours was 0.25. This means if you have 600 sqm (approximately 6460 sq ft) of land, you may build on 150 sqm (approximately 1615 sq ft) of it, including terraces. Our plot was 570 sqm (approximately 6135 sq ft), with 133 sqm (approximately 1432 sq ft) built plus 10 sqm (approximately 108 sq ft) terrace—fully utilized. Bigger was not possible. The plan also includes details on allowed number of storeys, maximum ridge height, and, if applicable, ridge direction. Ours allowed a maximum of 1.5 storeys. On some plots, semi-detached houses were permitted; on others, not. These restrictions are indicated. Once you understand this, you realize what is possible. For example, city villas aren’t allowed here because they have two full storeys, not one and a half. Flat roofs are also not permitted, as a minimum roof pitch of 25 degrees is required. Shed roofs are also banned for aesthetic reasons; Mrs. Müller Marienthal in the municipal council doesn’t like them...

When you look at catalog homes, you get an idea of what is possible and what is not. The closer you stick to a standardized series from the catalog, the cheaper and less complicated the process will be. If nothing really fits your requirements, your only option is custom planning with a general contractor (GC) or an independent architect. A GC can sometimes be more expensive than a prefab house. Architect-designed homes are usually quite costly.

You need to go into any sales meeting prepared—that’s what it really is. They won’t advise you; they want to sell you something.
Karsten