ᐅ Basement Planning for Prefabricated Homes – Outsourcing? What to Consider?
Created on: 7 Apr 2020 13:15
E
exto1791
Hello,
I am currently planning a construction project for a townhouse built to KfW40+ standards, with about 140m² (1,507 sq ft) plus a basement.
The basement is a topic I have not wanted to focus on so far, but it is definitely necessary and, in my opinion, one of the most important aspects here. I also believe that a significant amount of money can be saved by approaching this correctly.
For my plot, I need a waterproof basement with a “white tank” (watertight concrete construction) suitable for water pressure—essentially, the most expensive and complex type of basement required.
So far, all prefab home suppliers I have contacted have offered turnkey solutions including the basement. However, I have no idea what the cost of a basement might be if contracted through an excavation or civil engineering company, independent of the prefab house supplier. Is that even an option? Should I be looking into this separately, or is it better to have everything done by one provider? Is it possible to save money this way? According to the prefab home suppliers, there is hardly any price difference here (understandably, they need to cover their commission). Still, I think that especially with a basement like this, a considerable amount of money could be saved.
Have you had experience with prefab homes and basements? How did you approach it? What should I pay attention to when building a basement?
I would be grateful for any help!
We are already quite far into the house planning stage and have detailed offers, but the basement still feels like an area I haven’t fully dared to tackle yet. Perhaps without reason?
I look forward to your advice!
Best regards
Simon
I am currently planning a construction project for a townhouse built to KfW40+ standards, with about 140m² (1,507 sq ft) plus a basement.
The basement is a topic I have not wanted to focus on so far, but it is definitely necessary and, in my opinion, one of the most important aspects here. I also believe that a significant amount of money can be saved by approaching this correctly.
For my plot, I need a waterproof basement with a “white tank” (watertight concrete construction) suitable for water pressure—essentially, the most expensive and complex type of basement required.
So far, all prefab home suppliers I have contacted have offered turnkey solutions including the basement. However, I have no idea what the cost of a basement might be if contracted through an excavation or civil engineering company, independent of the prefab house supplier. Is that even an option? Should I be looking into this separately, or is it better to have everything done by one provider? Is it possible to save money this way? According to the prefab home suppliers, there is hardly any price difference here (understandably, they need to cover their commission). Still, I think that especially with a basement like this, a considerable amount of money could be saved.
Have you had experience with prefab homes and basements? How did you approach it? What should I pay attention to when building a basement?
I would be grateful for any help!
We are already quite far into the house planning stage and have detailed offers, but the basement still feels like an area I haven’t fully dared to tackle yet. Perhaps without reason?
I look forward to your advice!
Best regards
Simon
The difference is not between massive timber or timber frame construction; the difference lies in the target group, the size of the company, and so on.
For example, with Allkauf Haus you can buy a shell construction, with Town & Country you can order house XY without flooring and painting work, and with the carpenter Hans Müller you can have your house individually planned and built, specifying that Max will handle the plumbing and Kurt will do the basement.
Then there are large timber frame builders who will build any freely designed house for you, but you have to use their basement and their plumbing services.
For example, with Allkauf Haus you can buy a shell construction, with Town & Country you can order house XY without flooring and painting work, and with the carpenter Hans Müller you can have your house individually planned and built, specifying that Max will handle the plumbing and Kurt will do the basement.
Then there are large timber frame builders who will build any freely designed house for you, but you have to use their basement and their plumbing services.
exto1791 schrieb:
What are the advantages in terms of process, flexibility, and doing work yourself when building a solid structure ready for painting compared to a prefabricated timber frame construction?Solid houses are simply unbeatable in terms of flexibility. For example, we wanted a room with a height of 3.50 m (11.5 feet). Among all the prefabricated house companies we contacted, only one could even offer that—and it was not cheap. The solid shell builder didn’t mind at all. He just laid a few more rows of bricks, and that was it, exactly according to our wishes.These issues bother me:
The architect has no real understanding of your plot of land. Although they are included in the package, after submitting the application I could just as well look for another architect to check and plan drainage, utilities, etc. The prefab house companies are located too far from the site, and somehow there is no comprehensive planning.
As a result, there is no real creativity from the architects; they just build something without considering if it actually fits the plot. No one really knows initially. Costs could end up significantly higher later, depending on whether everything works or not.
With all the prefab house companies I’m seriously considering, I’m supposed to take everything from them. Otherwise, they immediately bring up warranty issues, etc. Then there are only the options available at the design center. I cannot choose anything from any local company, for example (I have no idea if this is any different with traditional builders? They probably have their own partners as well?).
What frustrates me is that I have no flexibility and am locked into everything. But I also don’t want to plan the entire house myself or coordinate every trade and schedule everything.
I want more say in the process and the ability to plan those things myself that I would like to decide on.
What if I don’t like the windows offered at the design center? What if the bathtubs are poor quality and the extra charges for other bathtubs are extremely high?
As soon as I want to change something in the floor plan with a prefab house, there is an immediate surcharge. A truly customized plan is hardly possible.
At the same time, I’m worried this might all be much more expensive with local companies. That my traditionally built house with a similar plan might simply cost 10-20% more?
I’m still very undecided and dissatisfied with how things have gone so far with the prefab house companies.
Do these issues tend to be handled more flexibly by smaller local companies, and could that even end up being more cost-effective?
The architect has no real understanding of your plot of land. Although they are included in the package, after submitting the application I could just as well look for another architect to check and plan drainage, utilities, etc. The prefab house companies are located too far from the site, and somehow there is no comprehensive planning.
As a result, there is no real creativity from the architects; they just build something without considering if it actually fits the plot. No one really knows initially. Costs could end up significantly higher later, depending on whether everything works or not.
With all the prefab house companies I’m seriously considering, I’m supposed to take everything from them. Otherwise, they immediately bring up warranty issues, etc. Then there are only the options available at the design center. I cannot choose anything from any local company, for example (I have no idea if this is any different with traditional builders? They probably have their own partners as well?).
What frustrates me is that I have no flexibility and am locked into everything. But I also don’t want to plan the entire house myself or coordinate every trade and schedule everything.
I want more say in the process and the ability to plan those things myself that I would like to decide on.
What if I don’t like the windows offered at the design center? What if the bathtubs are poor quality and the extra charges for other bathtubs are extremely high?
As soon as I want to change something in the floor plan with a prefab house, there is an immediate surcharge. A truly customized plan is hardly possible.
At the same time, I’m worried this might all be much more expensive with local companies. That my traditionally built house with a similar plan might simply cost 10-20% more?
I’m still very undecided and dissatisfied with how things have gone so far with the prefab house companies.
Do these issues tend to be handled more flexibly by smaller local companies, and could that even end up being more cost-effective?
exto1791 schrieb:
Do smaller regional companies tend to be more flexible with these things, and could that possibly save me money?In our experience: absolutely yes! Of course, our general contractor (GC) also has their preferred partners. But the selections were made at a local building supply center where they really had everything. We could choose exactly what we wanted. We knew the prices our GC had calculated for everything. So, some items ended up a bit more expensive, and others a bit cheaper, all according to our preferences. Everything was clearly balanced out. In the end, for two bathrooms fully fitted with tiles, walk-in showers, a bathtub, two sinks, and all faucets, the additional cost was less than 500 euros. Very fair.
KingJulien9 Apr 2020 09:39MayrCh schrieb:
I believe the contracts include clauses that prevent Glatthaar from building basements for Hanse houses bypassing Hanse. I can confirm that. At least in our setup.
AxelH. schrieb:
For us: absolutely yes! Of course, our general contractor (GC) also has their preferred partners. But the material selection was done at a regional building center where they really have everything. We could choose whatever we wanted. We knew the prices the GC had calculated for everything. And based on our wishes, some things ended up a bit more expensive and others a little cheaper. But everything was clearly balanced out. In the end, for 2 bathrooms fully equipped with tiles, walk-in showers, a bathtub, two sinks, and all fittings, we had an additional cost of less than 500 euros. Very fair. How do the houses compare in price to prefabricated wood frame homes?
Is there a focus on KfW energy efficiency standards in solid construction as well? What notable differences can you point out?
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