Hello dear forum members,
A few weeks ago, you already helped me with some good advice. It became clear that building a house for 400,000€ without significant equity in rural Baden-Württemberg would be quite challenging. However, some of you encouraged me.
Now, surprisingly, I have acquired 100,000€ in equity through an early inheritance. I plan to build in 3 to 4 years and, based on my total income, I could afford a project between 500,000€ and 550,000€ (approximately 540,000 to 595,000 USD). I also intend to save a bit more during that time.
Since my family background makes me a real nerd... all of us in my family always have a strong desire to get the very best possible value for our hard-earned money. This is not always an advantage... And because we think we are good at something, we prefer to do it ourselves... .
So now I am specifically reaching out to the “nerds” among you. Who has built a house with an architect (possibly only phases 1-5) and with individual trade contracts while also contributing a significant amount of own labor? How long was the planning period? And what was the pure construction time?
In the next 12-24 months, I want to find a plot and, during and after that time, thoroughly consider what I want and need. For me, this includes intensive research in many areas (technology, architecture, building materials, etc.). Additionally, I have support from family members, as we are currently lifting and almost fully renovating a house ourselves.
Thanks to the long lead time, I am hoping to have plenty of time to make decisions, secure tradespeople, and so on.
Now, let’s be honest. Who has built like this? Were you able to save money by taking this approach? A general contractor or a prefab house is not really an option for me. I want the freedom to choose and make decisions myself, especially regarding materials and fittings.
Oh, and I understand everyone who doesn’t want or can’t build this way! I would personally feel very limited by a general contractor. The same goes for model home selections in prefab houses. Some people just want a house, and that’s perfectly fine! So I especially hope to get answers from homeowners who are as crazy about this as I am.
Thank you!
A few weeks ago, you already helped me with some good advice. It became clear that building a house for 400,000€ without significant equity in rural Baden-Württemberg would be quite challenging. However, some of you encouraged me.
Now, surprisingly, I have acquired 100,000€ in equity through an early inheritance. I plan to build in 3 to 4 years and, based on my total income, I could afford a project between 500,000€ and 550,000€ (approximately 540,000 to 595,000 USD). I also intend to save a bit more during that time.
Since my family background makes me a real nerd... all of us in my family always have a strong desire to get the very best possible value for our hard-earned money. This is not always an advantage... And because we think we are good at something, we prefer to do it ourselves... .
So now I am specifically reaching out to the “nerds” among you. Who has built a house with an architect (possibly only phases 1-5) and with individual trade contracts while also contributing a significant amount of own labor? How long was the planning period? And what was the pure construction time?
In the next 12-24 months, I want to find a plot and, during and after that time, thoroughly consider what I want and need. For me, this includes intensive research in many areas (technology, architecture, building materials, etc.). Additionally, I have support from family members, as we are currently lifting and almost fully renovating a house ourselves.
Thanks to the long lead time, I am hoping to have plenty of time to make decisions, secure tradespeople, and so on.
Now, let’s be honest. Who has built like this? Were you able to save money by taking this approach? A general contractor or a prefab house is not really an option for me. I want the freedom to choose and make decisions myself, especially regarding materials and fittings.
Oh, and I understand everyone who doesn’t want or can’t build this way! I would personally feel very limited by a general contractor. The same goes for model home selections in prefab houses. Some people just want a house, and that’s perfectly fine! So I especially hope to get answers from homeowners who are as crazy about this as I am.
Thank you!
C
Camille19843 May 2019 13:58Thank you for the many interesting responses.
Perhaps I will try to explain my thoughts a bit more clearly. Owning my own house has always been a lifelong dream and goal for me. I am willing to accept limitations and disadvantages, even for a certain period of time, to achieve this.
I find it really exciting to gather information and learn about the technical aspects (I enjoy physics...). One example of my thinking is the topic of heating. Usually, people choose an air-to-water heat pump or a low-temperature heat pump. Those wanting to spend more money might go for a ground source heat pump, which requires drilling. These options are what the heating installer or general contractor typically offer me. Since money is tight, I opt for one of the more affordable pumps. But then I read about the possibility of a trench collector, which none of the professionals mentioned to me. Maybe I could afford this option if I do some of the work myself.
I think like this about many technical topics, especially. Especially in times of skilled labor shortages, I often don’t feel that I am being advised objectively. So the idea of educating myself and knowing exactly what is involved, especially when dealing with professionals, is growing stronger.
The mentioned time commitment, including organizational tasks, does not discourage me at all. With a long planning phase, I hope to make many decisions calmly. I simply imagine that through very detailed, critical, and early planning, I will have clear financial transparency. It is quite different whether I realize during the planning phase that I can’t afford a certain flooring or only find out during construction and then have the stress of finding a satisfactory alternative (of course, that can still happen!).
Regarding the question about the construction period: I would actually be willing to move into a partially finished house (for example, just one completed floor with a bathroom and kitchen) and then continue expanding the house. For some, that might be unimaginable, but for me, it is acceptable.
I understand anyone who doesn’t like this idea, especially those who are extremely busy professionally. In my job, I probably have more free time.
Perhaps I will try to explain my thoughts a bit more clearly. Owning my own house has always been a lifelong dream and goal for me. I am willing to accept limitations and disadvantages, even for a certain period of time, to achieve this.
I find it really exciting to gather information and learn about the technical aspects (I enjoy physics...). One example of my thinking is the topic of heating. Usually, people choose an air-to-water heat pump or a low-temperature heat pump. Those wanting to spend more money might go for a ground source heat pump, which requires drilling. These options are what the heating installer or general contractor typically offer me. Since money is tight, I opt for one of the more affordable pumps. But then I read about the possibility of a trench collector, which none of the professionals mentioned to me. Maybe I could afford this option if I do some of the work myself.
I think like this about many technical topics, especially. Especially in times of skilled labor shortages, I often don’t feel that I am being advised objectively. So the idea of educating myself and knowing exactly what is involved, especially when dealing with professionals, is growing stronger.
The mentioned time commitment, including organizational tasks, does not discourage me at all. With a long planning phase, I hope to make many decisions calmly. I simply imagine that through very detailed, critical, and early planning, I will have clear financial transparency. It is quite different whether I realize during the planning phase that I can’t afford a certain flooring or only find out during construction and then have the stress of finding a satisfactory alternative (of course, that can still happen!).
Regarding the question about the construction period: I would actually be willing to move into a partially finished house (for example, just one completed floor with a bathroom and kitchen) and then continue expanding the house. For some, that might be unimaginable, but for me, it is acceptable.
I understand anyone who doesn’t like this idea, especially those who are extremely busy professionally. In my job, I probably have more free time.
H
hampshire3 May 2019 14:12I like your approach of thinking outside the box. Good planning already covers more than half the work. Having time on your side is an advantage. Other heating systems that are rarely promoted include ice storage heating (building the storage yourself), wood gasification (split firewood), and Stirling engines...
Generating heat from biomass fermentation, as a friend of mine in northern Germany does, is also interesting but requires some space and access to raw materials, such as a small cornfield...
A well-designed east-west solar photovoltaic system can produce electricity very cost-effectively, and there’s a lot you can do yourself there as well.
My sister and brother-in-law had the idea to run all installation lines on an exterior wall. The rooms were planned accordingly. The house turned out to be quite impressive! Also, they don’t experience any cold drafts. The installation was straightforward and could be done by themselves.
Building with clay is suitable for self-build projects. The indoor climate in such a house is simply outstanding, and the energy costs are extremely low. You might have to face some challenges with the authorities, though…
Generating heat from biomass fermentation, as a friend of mine in northern Germany does, is also interesting but requires some space and access to raw materials, such as a small cornfield...
A well-designed east-west solar photovoltaic system can produce electricity very cost-effectively, and there’s a lot you can do yourself there as well.
My sister and brother-in-law had the idea to run all installation lines on an exterior wall. The rooms were planned accordingly. The house turned out to be quite impressive! Also, they don’t experience any cold drafts. The installation was straightforward and could be done by themselves.
Building with clay is suitable for self-build projects. The indoor climate in such a house is simply outstanding, and the energy costs are extremely low. You might have to face some challenges with the authorities, though…
Reading up and gathering information is definitely important to make a well-informed decision — and not just to follow the mainstream. There are many good solutions that simply aren’t offered because the contractors don’t know them, don’t want to use them, or aren’t convinced by them. In those cases, you have to keep looking until you find someone who will do it the way you want.
However, actually carrying out the work is a different story — with all due respect to physics. Just looking at the cable mess we have here (and we do NOT have a bus system), I am glad that someone who does this daily and knows what they are doing is handling it.
Heating installation is also a highly complex trade nowadays, and personally, I would only let someone with the appropriate expertise take care of it. Not to mention the warranty issues...
So, as I said: inform yourself, read extensively, get diverse input, weigh your options, and make your own decision — I’m with you on that. But when it comes to execution, I would always rely on an expert.
However, actually carrying out the work is a different story — with all due respect to physics. Just looking at the cable mess we have here (and we do NOT have a bus system), I am glad that someone who does this daily and knows what they are doing is handling it.
Heating installation is also a highly complex trade nowadays, and personally, I would only let someone with the appropriate expertise take care of it. Not to mention the warranty issues...
So, as I said: inform yourself, read extensively, get diverse input, weigh your options, and make your own decision — I’m with you on that. But when it comes to execution, I would always rely on an expert.
P
pffreestyler6 May 2019 10:33Let me guess, you have done little to no work yourself?
For example, cable mess: do you know why electricians label the cables? If there is no problem, there is no solution.
You quickly learn a lot by doing work yourself, and the thread starter has the expertise nearby. Once the biggest obstacle (starting the task) is overcome, a lot becomes possible.
The only downside is sometimes the warranty. My neighbor, for example, has the same floor area (okay, 1 m² (11 sq ft) more) and the same heating system as us. He saves around 11,500 (about 50%) because he did the entire installation with friends himself. The bosses of both sign off on the heater warranty since they source the material through them. The only risk is ensuring everything is sealed properly under the screed. If something goes wrong there, it will get expensive. They offered the same to me. I didn’t want to. Why? Warranty. Was it right to pay for the security of 10,000? No idea.
For example, cable mess: do you know why electricians label the cables? If there is no problem, there is no solution.
You quickly learn a lot by doing work yourself, and the thread starter has the expertise nearby. Once the biggest obstacle (starting the task) is overcome, a lot becomes possible.
The only downside is sometimes the warranty. My neighbor, for example, has the same floor area (okay, 1 m² (11 sq ft) more) and the same heating system as us. He saves around 11,500 (about 50%) because he did the entire installation with friends himself. The bosses of both sign off on the heater warranty since they source the material through them. The only risk is ensuring everything is sealed properly under the screed. If something goes wrong there, it will get expensive. They offered the same to me. I didn’t want to. Why? Warranty. Was it right to pay for the security of 10,000? No idea.
B
boxandroof6 May 2019 11:09Climbee schrieb:
Highly complex trades, which I would personally only have done by someone with the appropriate expertise. Not to mention the warranty... When you invest time to learn, eventually you gain the confidence to take on risks yourself. Where you achieve this, it also gets better because you are doing it for yourself. I find that desirable, as well as the reduction of complexity and dependencies.
I can briefly share how I handled it 20 years ago: At that time, I was still living in my parents’ house, and there was plenty of space on the property. Eventually, as my freelance work expanded (I am a film producer and filmmaker), I started thinking about having my own workspace. Having a family was not yet part of the picture. Some of my films deal with large railway construction projects, so I was quite familiar with the topic of “construction project management” and had also learned to speak the language of engineers and craftsmen to some extent.
Since I like to have full control and am willing to learn, I began drawing plans using an inexpensive graphic program. I wanted to design a house that would blend well with the surroundings—ideally looking like it had always been there—and that would offer optimal spaces for me, my freelance work, and potential future family growth. An architect gave me some advice, but ultimately, all the documentation came from me. I also made sure not to make the design unnecessarily complicated. I only included features that I fully understood down to the details of how to implement them.
It took just under a year from the initial idea to submitting the building permit / planning permission application. Then another three months until construction started. I found all the contractors myself. Thanks to the film industry, I know many people and companies, so I was able to cover almost everything through personal recommendations, just as I get 100 percent of my projects through personal referrals.
If you maintain a good relationship with the contractors from the start—mostly small companies in my case—you end up with very good results for reasonable costs. I suspect my house would have cost at least 50 percent more at this quality and size if a big construction firm had been involved. There were two companies that frankly told me they were not doing well financially and couldn’t pre-finance materials. In such cases, I procured some materials myself, and they installed them. Sometimes we also agreed on tight payment terms, for example, weekly payments based on progress, so they would get paid faster, and I wouldn’t carry too much risk.
I also did a fair amount of work myself, such as running cables, and there are a lot of cables in my house. My father, a friend, and I worked together to install the roof, insulation, and drywall under the roof. One thing we didn’t have was time pressure. I was living next door anyway and could take care of things daily. By the end of the first summer, the shell was up, and by autumn, the roof was covered. The windows weren’t installed until the following summer, allowing the shell to dry out properly. I started using the first rooms in the second year and moved in fully in the third year. That was 19 years ago now, and the house has caused no problems so far. By now, it’s not just me living there but my wife and child as well...
Of course, my approach might not work for everyone, but when you build a fairly large house with rather specific requirements (a watertight concrete foundation slab, studio rooms with acoustic measures), and everything goes smoothly without trouble or issues, and the solutions chosen prove right even after 20 years, that’s a sign you probably didn’t do too much wrong...
Matthias
Since I like to have full control and am willing to learn, I began drawing plans using an inexpensive graphic program. I wanted to design a house that would blend well with the surroundings—ideally looking like it had always been there—and that would offer optimal spaces for me, my freelance work, and potential future family growth. An architect gave me some advice, but ultimately, all the documentation came from me. I also made sure not to make the design unnecessarily complicated. I only included features that I fully understood down to the details of how to implement them.
It took just under a year from the initial idea to submitting the building permit / planning permission application. Then another three months until construction started. I found all the contractors myself. Thanks to the film industry, I know many people and companies, so I was able to cover almost everything through personal recommendations, just as I get 100 percent of my projects through personal referrals.
If you maintain a good relationship with the contractors from the start—mostly small companies in my case—you end up with very good results for reasonable costs. I suspect my house would have cost at least 50 percent more at this quality and size if a big construction firm had been involved. There were two companies that frankly told me they were not doing well financially and couldn’t pre-finance materials. In such cases, I procured some materials myself, and they installed them. Sometimes we also agreed on tight payment terms, for example, weekly payments based on progress, so they would get paid faster, and I wouldn’t carry too much risk.
I also did a fair amount of work myself, such as running cables, and there are a lot of cables in my house. My father, a friend, and I worked together to install the roof, insulation, and drywall under the roof. One thing we didn’t have was time pressure. I was living next door anyway and could take care of things daily. By the end of the first summer, the shell was up, and by autumn, the roof was covered. The windows weren’t installed until the following summer, allowing the shell to dry out properly. I started using the first rooms in the second year and moved in fully in the third year. That was 19 years ago now, and the house has caused no problems so far. By now, it’s not just me living there but my wife and child as well...
Of course, my approach might not work for everyone, but when you build a fairly large house with rather specific requirements (a watertight concrete foundation slab, studio rooms with acoustic measures), and everything goes smoothly without trouble or issues, and the solutions chosen prove right even after 20 years, that’s a sign you probably didn’t do too much wrong...
Matthias
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