ᐅ Costs for Shell Construction and Roof Covering/Insulation – Is a Fixed-Price Quote Acceptable?
Created on: 9 Oct 2018 13:40
B
Bau_dus
I am trying to assess whether the price offered to me for building a house is reasonable.
Model: An architect builds houses at a fixed price through his company. He purchases a plot of land, demolishes the existing buildings, and constructs two semi-detached houses on it. I am being offered the plot + demolition of existing structures + shell construction + roofing/insulation/gutters + garage at a fixed price (notary basis). The interior finishing will be contracted separately by me; for this, I have price quotes per trade, executing company, and scope of work from the architect. The architect does not earn any profit from the interior finishing (I only pay a flat fee of €5,000 (approx. $5,400) for his construction manager), meaning his profit is fully included in the “notary basis.”
After deducting the market price of the land, passed-on purchase-related costs + 50% of demolition costs (including basement) + subdivision, approximately €400,000 (approx. $430,000) remain for the fixed price covering planning + shell construction + roofing/-insulation + garage + profit.
Here is my estimated cost breakdown based on my research (I am not an expert) and I would appreciate your review for general accuracy:
Details: 1.5-story semi-detached house, 8 x 13 m (26 x 43 feet), attic converted into living space, reinforced concrete basement, built according to the 2016 Energy Saving Ordinance, about 1000 m³ (35,300 ft³) enclosed volume (my calculation based on sections).
1) Earthworks + shell construction: approx. €150,000 (approx. $161,000)?
(Basement: 36.5 cm (14 inches) masonry or concrete, party wall made of sand-lime brick; load-bearing masonry: sand-lime brick + 120 mm (5 inches) core insulation + facing bricks (€0.5 per brick), non-load-bearing: sand-lime brick/brick/plaster walls; ceilings: reinforced concrete, stairs from basement to attic: reinforced concrete)
2) Masonry + facing bricks garage 9 x 5 m (30 x 16 feet): approx. €30,000 (approx. $32,000)?
3) Roofing + insulation + gutters: approx. €50,000 (approx. $54,000)?
(approx. 160 m² (1,720 ft²) roof area (my calculation based on sections), roof frame made of softwood, quality concrete tiles on roof membrane, gutters + downspouts in zinc, insulation meets requirement for living attic and attic conversion)
4) Architect and engineering services: approx. €35,000 (approx. $38,000)?
Subtotal costs: €265,000 (approx. $284,000)
Remaining amount (€400,000 - €265,000): €135,000 (approx. $145,000)
- of which VAT: €22,000 (approx. $24,000)
- of which profit/margin: €113,000 (approx. $121,000)
a) Does this allocation of the fixed price seem realistic?
b) Is the margin/profit typical for the market, considering that no additional profit comes from the interior finishing?
Thank you in advance for any feedback!
Model: An architect builds houses at a fixed price through his company. He purchases a plot of land, demolishes the existing buildings, and constructs two semi-detached houses on it. I am being offered the plot + demolition of existing structures + shell construction + roofing/insulation/gutters + garage at a fixed price (notary basis). The interior finishing will be contracted separately by me; for this, I have price quotes per trade, executing company, and scope of work from the architect. The architect does not earn any profit from the interior finishing (I only pay a flat fee of €5,000 (approx. $5,400) for his construction manager), meaning his profit is fully included in the “notary basis.”
After deducting the market price of the land, passed-on purchase-related costs + 50% of demolition costs (including basement) + subdivision, approximately €400,000 (approx. $430,000) remain for the fixed price covering planning + shell construction + roofing/-insulation + garage + profit.
Here is my estimated cost breakdown based on my research (I am not an expert) and I would appreciate your review for general accuracy:
Details: 1.5-story semi-detached house, 8 x 13 m (26 x 43 feet), attic converted into living space, reinforced concrete basement, built according to the 2016 Energy Saving Ordinance, about 1000 m³ (35,300 ft³) enclosed volume (my calculation based on sections).
1) Earthworks + shell construction: approx. €150,000 (approx. $161,000)?
(Basement: 36.5 cm (14 inches) masonry or concrete, party wall made of sand-lime brick; load-bearing masonry: sand-lime brick + 120 mm (5 inches) core insulation + facing bricks (€0.5 per brick), non-load-bearing: sand-lime brick/brick/plaster walls; ceilings: reinforced concrete, stairs from basement to attic: reinforced concrete)
2) Masonry + facing bricks garage 9 x 5 m (30 x 16 feet): approx. €30,000 (approx. $32,000)?
3) Roofing + insulation + gutters: approx. €50,000 (approx. $54,000)?
(approx. 160 m² (1,720 ft²) roof area (my calculation based on sections), roof frame made of softwood, quality concrete tiles on roof membrane, gutters + downspouts in zinc, insulation meets requirement for living attic and attic conversion)
4) Architect and engineering services: approx. €35,000 (approx. $38,000)?
Subtotal costs: €265,000 (approx. $284,000)
Remaining amount (€400,000 - €265,000): €135,000 (approx. $145,000)
- of which VAT: €22,000 (approx. $24,000)
- of which profit/margin: €113,000 (approx. $121,000)
a) Does this allocation of the fixed price seem realistic?
b) Is the margin/profit typical for the market, considering that no additional profit comes from the interior finishing?
Thank you in advance for any feedback!
Spunk schrieb:
By the way, on the 780k you still have to add the property transfer tax of 6.5%, which equals 50,700€ (about 56,000 USD). Ouch.
You would hope it stays a six-figure amount, all in. That's right, it's a package deal!
Scout schrieb:
I’m also missing the exterior plaster; without external thermal insulation composite system (ETICS) that’s easily 60 euros/m² (about 5.6 USD/ft²), and with it quickly 100 euros/m² (about 9.3 USD/ft²). Facing bricks are included in the shell construction, so no extra cost there....
Zaba12 schrieb:
Also missing the staircase. Reinforced concrete staircase included in the shell, then tiled...
Spunk schrieb:
By the way, on top of the 780k you still have the property transfer tax of 6.5% = 50,700 euros. Ouch.
You’d want to hope the total stays six figures, all in.Unfortunately, notary and land registry fees are added on top, so altogether closer to 8.5%—that’s about 60,000 euros extra, since I’m not purchasing the land myself...
For me, the million all-in would already be reached by including the calculation of 150,000 euros for interior finishing....
Thanks so much already for all the valuable input so far!!!