Hello dear community,
I would like to get your opinion on the following situation:
We want to build a house. The plot is about 250 sqm (2700 sq ft) in size, located in Koblenz (population over 100,000).
On the plot, there is a two-story house (an old building) measuring approximately 6 x 10 meters (20 x 33 feet). It has a vaulted cellar underneath. This old building is going to be demolished, and the cellar will either be sealed or filled in (I’m not sure what the technical term is for this). After that, a new house (solid construction) will be built on the site, measuring roughly 8 x 10 meters (26 x 33 feet). There will be no new cellar. The old building is very close to another building (which also has a cellar), but the two buildings do not touch.
Since this is a flood-prone area, the ground floor will be built in a way similar to a basement structure but not an actual cellar. Instead, parking spaces for our cars will be located there. The living units will be on the first and second floors.
We are receiving the plot as a gift. We only have to cover the notary costs.
Now to my specific question:
A regional house builder (Kern-Haus) estimates the additional costs at about 80K. This does not include the notary fees or the costs for the yard (no green spaces or garden are planned).
However, the costs for demolition and filling in the cellar are supposed to be included. There will be no own labor involved, except for the demolition. The actual house is expected to cost us 300-320K.
Are the 80K realistic, too high, or even too low? Do you need more information?
Thank you in advance.
Best regards, Ralf
I would like to get your opinion on the following situation:
We want to build a house. The plot is about 250 sqm (2700 sq ft) in size, located in Koblenz (population over 100,000).
On the plot, there is a two-story house (an old building) measuring approximately 6 x 10 meters (20 x 33 feet). It has a vaulted cellar underneath. This old building is going to be demolished, and the cellar will either be sealed or filled in (I’m not sure what the technical term is for this). After that, a new house (solid construction) will be built on the site, measuring roughly 8 x 10 meters (26 x 33 feet). There will be no new cellar. The old building is very close to another building (which also has a cellar), but the two buildings do not touch.
Since this is a flood-prone area, the ground floor will be built in a way similar to a basement structure but not an actual cellar. Instead, parking spaces for our cars will be located there. The living units will be on the first and second floors.
We are receiving the plot as a gift. We only have to cover the notary costs.
Now to my specific question:
A regional house builder (Kern-Haus) estimates the additional costs at about 80K. This does not include the notary fees or the costs for the yard (no green spaces or garden are planned).
However, the costs for demolition and filling in the cellar are supposed to be included. There will be no own labor involved, except for the demolition. The actual house is expected to cost us 300-320K.
Are the 80K realistic, too high, or even too low? Do you need more information?
Thank you in advance.
Best regards, Ralf
R
Ralf_198019 May 2019 19:14Hello Hampshire,
I understand that these are services the provider has to procure themselves (or they even just arrange, coordinate, and approve the work). It all seems to be my responsibility, and I am the one paying the invoices.
What might work better, however, is if I post the (estimated) cost overview here and receive feedback on whether the list is complete, if anything unnecessary is included, and if the prices are reasonable.
Best regards, Ralf
I understand that these are services the provider has to procure themselves (or they even just arrange, coordinate, and approve the work). It all seems to be my responsibility, and I am the one paying the invoices.
What might work better, however, is if I post the (estimated) cost overview here and receive feedback on whether the list is complete, if anything unnecessary is included, and if the prices are reasonable.
Best regards, Ralf
H
hampshire19 May 2019 19:22Get an alternative quote for the demolition and basement backfilling. That way, you’ll have a clear idea of the situation.
Here are our additional costs (detached house, 108 sqm (1160 sq ft), 1.5-story):
Demolition (115 sqm (1238 sq ft), 1.5-story, built in 1935, no basement): 12,495 (lowest of several offers)
Soil surveyor: 696
Multimedia connections: 2,297
Building permit / planning permission: 414
Construction supervisor (DEKRA): 2,260
Temporary power box: 571
Temporary power: approx. 90 per month
Site survey staking: 607
Construction access road: 2,400 (cash)
Site security: 283
Special use permit: 271
Earthworks (additional costs: according to contract, the construction company pays for the first 30 cm (12 inches), we need a total of 80 cm (31 inches), so additional 50 cm (20 inches) of soil must be excavated and removed): 8,625
Site security #1: 322
Site security #2: 269
Road closure #1: 70
Road closure #2: 70
Shell inspection: 776
Paint for underside of roof overhang (outdoor): 140
Utility connections: 8,708
Garden landscaping: 9,960 (cheap)
Electrician (additional costs): 1,179
Windows (additional costs): 1,577
Staircase (additional costs, closed staircase): 2,773
Photovoltaic system (approx. 7.4 kWp): 10,992
Kitchen (inexpensive, including delivery and installation): approx. 9,000
Washing machine: 400
Utility room furniture (inexpensive, including delivery and installation): approx. 1,900
And additionally (not yet fixed, only estimated):
Stormwater and wastewater: 5,500
Inspection shafts: 4,800
Construction water: 30 per month
Interior paint (material only, we will do the work ourselves): 850
Click vinyl flooring (material only, we will do the work ourselves): 4,200
Putty / filler (material only, we will do the work ourselves): ???
Moving truck rental: 500
Construction period interest: 3,000
Terrace roofing (3.5 m x 6.5 m (11.5 ft x 21 ft), glass, wood): 7,315
Total: 107,180 EUR
Plus realtor fees, notary, property transfer tax, property tax, rent during construction period...
Demolition (115 sqm (1238 sq ft), 1.5-story, built in 1935, no basement): 12,495 (lowest of several offers)
Soil surveyor: 696
Multimedia connections: 2,297
Building permit / planning permission: 414
Construction supervisor (DEKRA): 2,260
Temporary power box: 571
Temporary power: approx. 90 per month
Site survey staking: 607
Construction access road: 2,400 (cash)
Site security: 283
Special use permit: 271
Earthworks (additional costs: according to contract, the construction company pays for the first 30 cm (12 inches), we need a total of 80 cm (31 inches), so additional 50 cm (20 inches) of soil must be excavated and removed): 8,625
Site security #1: 322
Site security #2: 269
Road closure #1: 70
Road closure #2: 70
Shell inspection: 776
Paint for underside of roof overhang (outdoor): 140
Utility connections: 8,708
Garden landscaping: 9,960 (cheap)
Electrician (additional costs): 1,179
Windows (additional costs): 1,577
Staircase (additional costs, closed staircase): 2,773
Photovoltaic system (approx. 7.4 kWp): 10,992
Kitchen (inexpensive, including delivery and installation): approx. 9,000
Washing machine: 400
Utility room furniture (inexpensive, including delivery and installation): approx. 1,900
And additionally (not yet fixed, only estimated):
Stormwater and wastewater: 5,500
Inspection shafts: 4,800
Construction water: 30 per month
Interior paint (material only, we will do the work ourselves): 850
Click vinyl flooring (material only, we will do the work ourselves): 4,200
Putty / filler (material only, we will do the work ourselves): ???
Moving truck rental: 500
Construction period interest: 3,000
Terrace roofing (3.5 m x 6.5 m (11.5 ft x 21 ft), glass, wood): 7,315
Total: 107,180 EUR
Plus realtor fees, notary, property transfer tax, property tax, rent during construction period...
Unbelievable... building a house takes a long time, but people don’t want to know where the costs actually go.
The items listed above are NOT part of the ancillary costs; they include furniture, upgrades, landscaping, etc.
You would need to subtract roughly €51,000 (about $56,000).
So, for anyone seeking advice here: this involves a plot with demolition costs. That’s about €50,000 (about $55,000) – everything else is nonsense!
Pepsan schrieb:
Paint for roof soffits outdoors: 140
Pepsan schrieb:
Landscape gardening: 9,960 (cheap)
Pepsan schrieb:
Electrician (additional costs): 1,179
Pepsan schrieb:
Windows (additional costs): 1,577
Pepsan schrieb:
Stairs (additional costs, closed stairs): 2,773
Pepsan schrieb:
Photovoltaics (approx. 7,400 kWp): 10,992
Pepsan schrieb:
Kitchen (basic, including delivery and installation): approx. 9,000
Pepsan schrieb:
Washing machine: 400
Pepsan schrieb:
Utility room furniture (basic, including delivery and installation): approx. 1,900
Pepsan schrieb:
Paint indoors (materials only, we will do the work ourselves): 850
Pepsan schrieb:
Click vinyl flooring (materials only, we will do the work ourselves): 4,200
Pepsan schrieb:
Filling/smoothing walls (materials only, we will do the work ourselves): ???
Pepsan schrieb:
Move (truck rental): 500
Pepsan schrieb:
Patio roof (3.5m x 6.5m (11.5ft x 21ft), glass, wood): 7,315
The items listed above are NOT part of the ancillary costs; they include furniture, upgrades, landscaping, etc.
You would need to subtract roughly €51,000 (about $56,000).
So, for anyone seeking advice here: this involves a plot with demolition costs. That’s about €50,000 (about $55,000) – everything else is nonsense!
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