ᐅ Single-family house in Bauhaus style with 180 m² living area and double garage
Created on: 2 Aug 2019 20:39
N
Notstrom
Hello everyone,
after reading quietly for a long time, here comes my first post – I really need your opinions and advice now. Warning: This will be quite comprehensive, the number of questions just doesn’t get any smaller.
We (my wife, our child, and potentially another child in the future) are going to buy a plot of land from a municipality in southern Baden (notary appointment on 14.08.).
The plot is 530m² (5705 sq ft) and is quite "free" in terms of building regulations, meaning roof shapes and such are very open.
So, here is our idea:
- We want a single-family house (Bauhaus style) with a living area of 180m² (don’t ask why 180m² (1938 sq ft); it was just a number that has become more and more fixed…) no luxury fixtures, smart home only at a basic level if at all, a tiled stove, two children’s rooms, possibly a ventilation system, heat pump… How much living space do we actually need? Our research hasn’t made this clear to us…
- We also want a basement primarily for storage and house technology – later expansion for a hobby room/office is possible but not planned initially.
- A double garage (or alternatively a single garage and a carport) will round off the “hard facts.”
- Energy efficiency: Good question – we would like to do “something,” but that something would be closer to KfW 55 standard rather than KfW 40 plus.
- Budget: We had always aimed around the magic number of half a million euros, but reality caught up with us. So, we adjusted our budget as follows:
- The plot costs 150,000 EUR, the architects’ current estimates (+/- 15% deviation, but they assured us this is a conservative estimate and likely the upper limit) range between 550,000 EUR and 650,000 EUR (excluding own work but including all additional services).
Therefore, our maximum budget for the entire project is set at 800,000 EUR, including the plot, the house with all additional services, and about 50,000 EUR for kitchen and so forth.
- We plan own work only for the “usual” things like flooring, possibly painting, and the garden.
- Through my father’s network, we know some craftsmen he has worked with in his former business (self-employed in landscaping), so, for example, we get the excavation for the foundation at a lower cost.
- We had contact for a long time with a large, well-known prefab house builder – timber-based – but after seeing the price, we decided against it (note: we once lived in a timber-frame apartment building, which was a nightmare, so we were somewhat prejudiced regarding timber construction).
- So far, we have been in contact with four architects. One was removed due to price (about 20% more expensive than the other two), and another did not convince us, so we are left with two. (After reducing our shortlist to two, a third architect was recommended, who we met for coffee, but he was disorganized, his office was a mess, so we didn’t pursue that further.)
- With the two remaining architects, we agreed to get back to them at the beginning of next week with our decision.
- Meanwhile, the Association of Private Homeowners informed us in their welcome email that cost estimates in the model with architect and individual trades may be exceeded by 30 to 40%.
- We are a bit confused now because we respect the price framework, and the potential 15% deviation on 600,000 - 650,000 EUR (i.e., between 90,000 EUR - 100,000 EUR, which is no small amount) worries us.
What do you think about all this? Is the cost estimate (details below) realistic? Realistically on the high side? Should we perhaps go for a general contractor after all? Do you know any? (Is it even allowed to speak about names here?)
As mentioned above, here is the rough cost estimate we received from our architect number 1:
*: All prices excluding tax
a) Building – Construction: 371,500
b) Building – Technical systems: 100,000
- Heating: 26,000
- Sanitary installations: 25,000
- Ventilation system: 14,000
- Electrical: 30,000
- Wastewater lift pump: 5,000
c) Additional building costs: 79,000
- Architect including drainage planning: 55,000 (we preliminarily agreed on 60,000 gross, including tax)
- Structural engineer: 7,500
- Energy consultant: 1,200
- Surveyor: 1,500
- Soil investigation report: 1,000
- Permit fees: 3,800
- Sewage connection development: 200
- Electrical connection, telecom connection, cable connection, water connection: 4,500
- Construction power supply: 1,300
- Other auxiliary costs/fees: 2,000
This brings us to about 550,000 net plus 19% VAT = 655,000 EUR.
What do you think? Is this justified? Overplanned? Conservative? Too expensive?
Should we opt for a general contractor to gain “planning security”?
Thanks a lot in advance for reading and for your advice.
after reading quietly for a long time, here comes my first post – I really need your opinions and advice now. Warning: This will be quite comprehensive, the number of questions just doesn’t get any smaller.
We (my wife, our child, and potentially another child in the future) are going to buy a plot of land from a municipality in southern Baden (notary appointment on 14.08.).
The plot is 530m² (5705 sq ft) and is quite "free" in terms of building regulations, meaning roof shapes and such are very open.
So, here is our idea:
- We want a single-family house (Bauhaus style) with a living area of 180m² (don’t ask why 180m² (1938 sq ft); it was just a number that has become more and more fixed…) no luxury fixtures, smart home only at a basic level if at all, a tiled stove, two children’s rooms, possibly a ventilation system, heat pump… How much living space do we actually need? Our research hasn’t made this clear to us…
- We also want a basement primarily for storage and house technology – later expansion for a hobby room/office is possible but not planned initially.
- A double garage (or alternatively a single garage and a carport) will round off the “hard facts.”
- Energy efficiency: Good question – we would like to do “something,” but that something would be closer to KfW 55 standard rather than KfW 40 plus.
- Budget: We had always aimed around the magic number of half a million euros, but reality caught up with us. So, we adjusted our budget as follows:
- The plot costs 150,000 EUR, the architects’ current estimates (+/- 15% deviation, but they assured us this is a conservative estimate and likely the upper limit) range between 550,000 EUR and 650,000 EUR (excluding own work but including all additional services).
Therefore, our maximum budget for the entire project is set at 800,000 EUR, including the plot, the house with all additional services, and about 50,000 EUR for kitchen and so forth.
- We plan own work only for the “usual” things like flooring, possibly painting, and the garden.
- Through my father’s network, we know some craftsmen he has worked with in his former business (self-employed in landscaping), so, for example, we get the excavation for the foundation at a lower cost.
- We had contact for a long time with a large, well-known prefab house builder – timber-based – but after seeing the price, we decided against it (note: we once lived in a timber-frame apartment building, which was a nightmare, so we were somewhat prejudiced regarding timber construction).
- So far, we have been in contact with four architects. One was removed due to price (about 20% more expensive than the other two), and another did not convince us, so we are left with two. (After reducing our shortlist to two, a third architect was recommended, who we met for coffee, but he was disorganized, his office was a mess, so we didn’t pursue that further.)
- With the two remaining architects, we agreed to get back to them at the beginning of next week with our decision.
- Meanwhile, the Association of Private Homeowners informed us in their welcome email that cost estimates in the model with architect and individual trades may be exceeded by 30 to 40%.
- We are a bit confused now because we respect the price framework, and the potential 15% deviation on 600,000 - 650,000 EUR (i.e., between 90,000 EUR - 100,000 EUR, which is no small amount) worries us.
What do you think about all this? Is the cost estimate (details below) realistic? Realistically on the high side? Should we perhaps go for a general contractor after all? Do you know any? (Is it even allowed to speak about names here?)
As mentioned above, here is the rough cost estimate we received from our architect number 1:
*: All prices excluding tax
a) Building – Construction: 371,500
- Shell construction: 170,000
- Carpentry, roof construction: 65,000
- Scaffolding: 5,000
- Interior & exterior plaster: 30,000
- Tiling work: 13,000
- Screed: 8,500
- Interior doors: 5,000
- Metalwork: 7,000
- Window installation: 40,000
- Painting: 8,000
- Flooring work: 5,000
- Drywall construction: 15,000
b) Building – Technical systems: 100,000
- Heating: 26,000
- Sanitary installations: 25,000
- Ventilation system: 14,000
- Electrical: 30,000
- Wastewater lift pump: 5,000
c) Additional building costs: 79,000
- Architect including drainage planning: 55,000 (we preliminarily agreed on 60,000 gross, including tax)
- Structural engineer: 7,500
- Energy consultant: 1,200
- Surveyor: 1,500
- Soil investigation report: 1,000
- Permit fees: 3,800
- Sewage connection development: 200
- Electrical connection, telecom connection, cable connection, water connection: 4,500
- Construction power supply: 1,300
- Other auxiliary costs/fees: 2,000
This brings us to about 550,000 net plus 19% VAT = 655,000 EUR.
What do you think? Is this justified? Overplanned? Conservative? Too expensive?
Should we opt for a general contractor to gain “planning security”?
Thanks a lot in advance for reading and for your advice.
Utility connections seem underestimated. Painting costs are very tight if you want smooth fleece wallpaper. What’s completely missing: removal of excavated soil, possible extra costs for foundation work, etc. Or is all of that included in the shell construction? Is the plot completely flat? Is there a soil survey? Might the terrain need to be shaped or supported?
What really hit us hard and we hadn’t accounted for: stair railings, gallery railings, the stairs in general, special window requests. For plumbing and electrical work, I would also plan a good buffer. Exterior landscaping is completely missing from your plan. You can quickly spend a lot of money there. You don’t want to be walking over pallets into the house for years… I agree with @ypg, if you are planning a basement, the house could be a bit smaller with a good layout. There are really experts here for that. For comparison, get the house cost estimated by a general contractor / main contractor. We are building with a main contractor (architect = builder), and I have to say I find the fixed price very comfortable. Of course, additional costs do occur, but only when you order something special yourself. (At least that’s how it works here. It might be different elsewhere. It depends on how good the general contractor / main contractor is.) If you already own the plot, there’s no pressure to quickly commit to someone. Drive through residential developments near you and ask around. Who has built what, who was satisfied. That’s how we did it and hit the jackpot.
What really hit us hard and we hadn’t accounted for: stair railings, gallery railings, the stairs in general, special window requests. For plumbing and electrical work, I would also plan a good buffer. Exterior landscaping is completely missing from your plan. You can quickly spend a lot of money there. You don’t want to be walking over pallets into the house for years… I agree with @ypg, if you are planning a basement, the house could be a bit smaller with a good layout. There are really experts here for that. For comparison, get the house cost estimated by a general contractor / main contractor. We are building with a main contractor (architect = builder), and I have to say I find the fixed price very comfortable. Of course, additional costs do occur, but only when you order something special yourself. (At least that’s how it works here. It might be different elsewhere. It depends on how good the general contractor / main contractor is.) If you already own the plot, there’s no pressure to quickly commit to someone. Drive through residential developments near you and ask around. Who has built what, who was satisfied. That’s how we did it and hit the jackpot.
One more thing. In the current situation, I personally think managing individual contracts is practically a form of suicide. Unless you can reduce your workload by at least 50% part-time for a year. The constant interface issues, the coordination effort... People simply don’t show up from time to time. Sometimes you don’t even receive any bids, or you get defensive offers with absolutely astronomical prices. I wouldn’t put myself through that. But of course, it always depends heavily on the individual circumstances, nerves, and skills.
If your roofer quits, it’s your problem. If he leaves the general contractor (GC), then the GC has to figure out how to get a replacement. I think that’s a significant difference. The roofer probably cares less about upsetting a single homeowner than he does about a GC who might give him occasional jobs even in slow times… It’s also a matter of networking. Sure, the GC “service” is not free. But take a hard look at yourselves to understand what you want and what you can manage.
My vote is clear, especially considering the current situation in the construction industry. However, you will definitely find just as many supporters of individual contracts. Everything has its pros and cons.
If your roofer quits, it’s your problem. If he leaves the general contractor (GC), then the GC has to figure out how to get a replacement. I think that’s a significant difference. The roofer probably cares less about upsetting a single homeowner than he does about a GC who might give him occasional jobs even in slow times… It’s also a matter of networking. Sure, the GC “service” is not free. But take a hard look at yourselves to understand what you want and what you can manage.
My vote is clear, especially considering the current situation in the construction industry. However, you will definitely find just as many supporters of individual contracts. Everything has its pros and cons.
H
hampshire3 Aug 2019 00:13The maximum budget for the entire project is €800,000. The initial installment is €655,000. I cannot assess the prices because I don’t know what scope of work they cover. The list sounds good overall – but what does that really mean? It won’t help you much if I just think it’s feasible.
What is needed is very thorough planning, discipline to stick to the plan, and consistent cost tracking. Investing time here reduces the chance of unpleasant surprises.
Our construction ended up being more expensive than originally planned. There are two main reasons for this:
1. Earthworks involved a higher proportion of soil class 7 than expected, despite expert reports.
2. During detailed decisions, we didn’t pay much attention to adhering to a set budget.
What works very reliably—and here I disagree with the “Harakiri” statement by @MadameP—is the reliability of the tradespeople and their coordination with each other. The carpentry company (this is a timber house) has a separate budget for coordination.
To avoid stress, you can do a lot yourself:
What is needed is very thorough planning, discipline to stick to the plan, and consistent cost tracking. Investing time here reduces the chance of unpleasant surprises.
Our construction ended up being more expensive than originally planned. There are two main reasons for this:
1. Earthworks involved a higher proportion of soil class 7 than expected, despite expert reports.
2. During detailed decisions, we didn’t pay much attention to adhering to a set budget.
What works very reliably—and here I disagree with the “Harakiri” statement by @MadameP—is the reliability of the tradespeople and their coordination with each other. The carpentry company (this is a timber house) has a separate budget for coordination.
To avoid stress, you can do a lot yourself:
- Communicate clearly
- Make decisions quickly and firmly
- Respect your tradespeople and their work
- Be positive and show it
- Clearly and objectively express any dissatisfaction
- Catch people doing good work and praise them for it
- Stay calm in situations you cannot change
- Be present on the construction site
- Give the tradespeople the money you pay. They deserve a good margin for quality work.
H
hampshire3 Aug 2019 08:38Anything can happen, and things can also go well; our experiences are neither representative nor transferable. Therefore, limiting your thinking in advance is a questionable approach. It is more effective to first focus on your own wishes and ideas, and then explore the possible ways to achieve them, rather than ruling out a path from the very beginning. The decision on which path to take is made afterward.
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