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Newcomer1235 Aug 2019 21:58Hello dear forum members,
I’m still quite unsure whether it’s better nowadays to build with a developer or with an architect. We are currently gathering house construction offers.
A short introduction about us:
We are currently a household of four. We will purchase the plot from our own funds, including property transfer tax and notary fees (no commission applies). The plot size is about 600 m2 (approximately 6,460 sq ft). The plot is designated as a building site and is fully developed (a building permit / planning permission could be obtained in 3-4 weeks). We only need to arrange the connection to the utility shaft (which is not far away).
Our wishes for the house:
A 1.5-story house (about 120 - 130 m2 (1,290 - 1,400 sq ft)) with a pitched roof, with storage space in the attic.
Upper floor: 3 children’s rooms, bedroom, large bathroom.
Ground floor: open kitchen, dining and living area, guest bathroom, heating/utility room, possibly a storage room behind the kitchen.
Underfloor heating throughout, corner bathtub, anthracite-colored roof as well as anthracite-colored windows, shutters on the windows. We want to build a double garage ourselves step by step, only the foundation slab should be poured professionally. No fireplace, no basement. We want to build solidly and cost-effectively but with good quality—so not the cheapest of the cheap, but no extravagant features like golden faucets either.
We plan to do the exterior landscaping, painting and wallpapering work, as well as floor coverings (except tiles) and the garage (except for the foundation) ourselves later on.
We already visited an architect who couldn’t provide exact figures yet, as he first wants to develop the floor plan with us. We also met with a developer (Town & Country). In the first meeting, they already gave us figures. Now we are skeptical whether these numbers are realistic or just nicely calculated. We are also uncertain whether to build with a developer or an architect. We have heard a lot of stories about poor workmanship by developers, and that contracts often have loopholes. So far, we have not heard any negative feedback about Town & Country regionally, so we had a first consultation with this developer. The salesperson was very friendly and patiently explained many things, but of course, they also want to make a sale. We now believe that the numbers may have been presented too favorably. Therefore, we are asking experienced builders for advice on whether this looks realistic so far...
The following was calculated in the first meeting: (We emphasized that we do not want additional financing later and therefore don’t want the calculation to be too tight.)
Construction and ancillary costs:
Our house with Town & Country (Lichthaus) with the mentioned rooms and special requests (house color: light yellow (possibly another color, just an example), underfloor heating throughout, corner bathtub, anthracite-colored roof, anthracite-colored windows, shutters on the windows)
€199,170
Connection fees and costs (water, wastewater, electricity, gas, sewer connection): €10,000
Cost for foundation reinforcement, foundation height increase: €5,000
Soil excavation removal: €1,000
Construction water and power connection: €1,000
Materials for wallpapering and floor coverings: €5,000
Materials for the exterior landscaping: €5,000
Garage 6x8 m (20x26 ft) foundation slab: €8,000
Site plan, staking out, permit fees, other fees: €3,500
Interest during construction period: €2,500
Contingency for selections, kitchen: €10,000
Additional notary fees: €1,000
Total costs: €251,170
This would be the loan amount we would need to take out. Own work and the plot are already deducted.
Sounds pretty good overall, but we are skeptical whether the numbers are just presented too nicely or if something is still missing.
For example, where exactly are the surveying costs accounted for? All included in the €3,500? Is that realistic?
I’ve often read online that the cost for construction water and power connection is usually around €2,000. What exactly do they mean by connection here? I thought this referred to the consumption during construction. The plot should already be connected with the calculated €10,000, right?
Also, we wanted to plan €10,000 for the kitchen. That means there is €0 contingency for selections included. I think you usually need to budget at least another €10,000 for fittings. He always said they already have nice standards and if we don’t want golden faucets, this should be sufficient. According to my online research, however, these standards are often very basic and not always very attractive. Of course, we don’t want golden faucets or exaggerated features, but it should be a bit nice, so you’d still want to budget some contingency for selections...
Is something missing in the above initial overview, or is the estimate really too low? I appreciate your experience, feedback, and tips. Also regarding the developer Town & Country.
Best regards
I’m still quite unsure whether it’s better nowadays to build with a developer or with an architect. We are currently gathering house construction offers.
A short introduction about us:
We are currently a household of four. We will purchase the plot from our own funds, including property transfer tax and notary fees (no commission applies). The plot size is about 600 m2 (approximately 6,460 sq ft). The plot is designated as a building site and is fully developed (a building permit / planning permission could be obtained in 3-4 weeks). We only need to arrange the connection to the utility shaft (which is not far away).
Our wishes for the house:
A 1.5-story house (about 120 - 130 m2 (1,290 - 1,400 sq ft)) with a pitched roof, with storage space in the attic.
Upper floor: 3 children’s rooms, bedroom, large bathroom.
Ground floor: open kitchen, dining and living area, guest bathroom, heating/utility room, possibly a storage room behind the kitchen.
Underfloor heating throughout, corner bathtub, anthracite-colored roof as well as anthracite-colored windows, shutters on the windows. We want to build a double garage ourselves step by step, only the foundation slab should be poured professionally. No fireplace, no basement. We want to build solidly and cost-effectively but with good quality—so not the cheapest of the cheap, but no extravagant features like golden faucets either.
We plan to do the exterior landscaping, painting and wallpapering work, as well as floor coverings (except tiles) and the garage (except for the foundation) ourselves later on.
We already visited an architect who couldn’t provide exact figures yet, as he first wants to develop the floor plan with us. We also met with a developer (Town & Country). In the first meeting, they already gave us figures. Now we are skeptical whether these numbers are realistic or just nicely calculated. We are also uncertain whether to build with a developer or an architect. We have heard a lot of stories about poor workmanship by developers, and that contracts often have loopholes. So far, we have not heard any negative feedback about Town & Country regionally, so we had a first consultation with this developer. The salesperson was very friendly and patiently explained many things, but of course, they also want to make a sale. We now believe that the numbers may have been presented too favorably. Therefore, we are asking experienced builders for advice on whether this looks realistic so far...
The following was calculated in the first meeting: (We emphasized that we do not want additional financing later and therefore don’t want the calculation to be too tight.)
Construction and ancillary costs:
Our house with Town & Country (Lichthaus) with the mentioned rooms and special requests (house color: light yellow (possibly another color, just an example), underfloor heating throughout, corner bathtub, anthracite-colored roof, anthracite-colored windows, shutters on the windows)
€199,170
Connection fees and costs (water, wastewater, electricity, gas, sewer connection): €10,000
Cost for foundation reinforcement, foundation height increase: €5,000
Soil excavation removal: €1,000
Construction water and power connection: €1,000
Materials for wallpapering and floor coverings: €5,000
Materials for the exterior landscaping: €5,000
Garage 6x8 m (20x26 ft) foundation slab: €8,000
Site plan, staking out, permit fees, other fees: €3,500
Interest during construction period: €2,500
Contingency for selections, kitchen: €10,000
Additional notary fees: €1,000
Total costs: €251,170
This would be the loan amount we would need to take out. Own work and the plot are already deducted.
Sounds pretty good overall, but we are skeptical whether the numbers are just presented too nicely or if something is still missing.
For example, where exactly are the surveying costs accounted for? All included in the €3,500? Is that realistic?
I’ve often read online that the cost for construction water and power connection is usually around €2,000. What exactly do they mean by connection here? I thought this referred to the consumption during construction. The plot should already be connected with the calculated €10,000, right?
Also, we wanted to plan €10,000 for the kitchen. That means there is €0 contingency for selections included. I think you usually need to budget at least another €10,000 for fittings. He always said they already have nice standards and if we don’t want golden faucets, this should be sufficient. According to my online research, however, these standards are often very basic and not always very attractive. Of course, we don’t want golden faucets or exaggerated features, but it should be a bit nice, so you’d still want to budget some contingency for selections...
Is something missing in the above initial overview, or is the estimate really too low? I appreciate your experience, feedback, and tips. Also regarding the developer Town & Country.
Best regards
For most people, a basic standard is not sufficient. For example, the shower will only have a simple showerhead, not a large overhead shower or even a rainfall shower. The sink is usually about 60cm (24 inches) wide with a standard faucet, so it’s not large enough, for instance, to wash your hair, and there is no vanity unit with a matching cabinet. The toilet is not rimless, the bathtub may be too small, the offered tiles are unattractive, the tile size is too small, larger tiles come with extra costs, and installation is very expensive, and so on. The same applies to the electrical fittings—there are probably too few sockets, insufficient lighting, network connections, etc. It continues in the garden as well; 5,000 euros won’t get you very far. I would carefully consider in advance what you absolutely want and ask for prices beforehand. You can easily spend 20,000 euros just to upgrade without getting luxury in return.
Best regards
Sabine
Best regards
Sabine
Newcomer123 schrieb:
A one-and-a-half story house (about 120 - 130 m2 (1,290 - 1,400 sq ft)) with a gable roof, with storage space in the attic.
Upper floor: 3 children's rooms, bedroom, large bathroom.
Ground floor: Open kitchen, dining and living area, guest bathroom, heating/utility room, possibly an additional storage room behind the kitchen. That’s going to be tight! I don’t see room for 4 bedrooms in a 120 m2 (1,290 sq ft) house.
Newcomer123 schrieb:
Costs for additional foundation work, foundation height increase: €5,000
Removal of excavated soil: €1,000
Construction water and electricity connections: €1,000
Material for wallpaper and flooring: €5,000
Material for outdoor landscaping: €5,000
Garage 6x8 m (20x26 ft) slab: €8,000
Site plan, staking out, building permit/planning permission fees, other fees: €3,500
Interest during construction period: €2,500
Allowance for selections, kitchen: €10,000
Additional notary fees: €1,000 For us, everything was twice as expensive, and that was back in 2013.
Can you handle the planned DIY work?
Newcomer123 schrieb:
Of course, we don’t want gold faucets or anything over the top, but something nice, so you should definitely budget a selection allowance... Definitely!
Newcomer123 schrieb:
Furthermore, we are unsure whether we should build with a developer or with an architect.Here, "developer" does not mean someone who sells plots with houses – that is not the same as a builder who constructs on the homeowner’s own plot – but rather a general contractor; so your question is whether you should hire one as a general contractor or let an architect handle the project management through individual contracts.If the plot itself does not present any special challenges (such as a sloped site, irregular pentagonal shape, or similar), I don’t see a need to design a custom architect-designed home – given the size and features described, it will most likely be a fairly standard design anyway, in this case similar to the Flair 113 model. The main challenge will be aligning your wishes and requirements with the house size; for example, the separate dressing room for the third bedroom might have to be cut, and possibly the corner bathtub as well. Features like a library gallery, open space, conservatory, or straight single-flight staircase are obviously not going to be included, meaning that the “non-golden” faucets here can only symbolically represent a longer “list of practical compromises.”
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
H
HilfeHilfe6 Aug 2019 06:39Town & Country naturally operates in the lower price range, which doesn’t necessarily mean it’s bad, but anything beyond the standard will cost extra.
If you’re already in talks with Town & Country, using an architect with direct contracts will always be more expensive.
If you’re already in talks with Town & Country, using an architect with direct contracts will always be more expensive.