ᐅ Prefabricated House 154 sqm Construction Contract

Hello,

we have decided on a prefabricated house with 154 sqm (1,657 sq ft) of living space. It is presented in the catalog as a single-family house. According to the consultant, it should not be a problem to build it as a semi-detached house as well. However, the architect (who works with the prefab company) keeps sending us building plans with 130 sqm (1,399 sq ft), 140 sqm (1,507 sq ft), or 145 sqm (1,562 sq ft) of living space.

According to our information, the prefabricated house (contract signed for 154 sqm / 1,657 sq ft) should have exactly that 154 sqm (1,657 sq ft) of living space. The architect said this is not so easy to implement. My question is: Why can't I build this house with 154 sqm (1,657 sq ft) of living space? According to the building plot size of 6.5 m x 15 m (21.3 ft x 49.2 ft), this should be possible.

Hello,

merian schrieb:

According to the consultant, it is not a problem to build this as a semi-detached house.

If the original design includes options for eliminating the windows on the shared wall, it is also not a problem. Under this condition, almost any single-family house can be designed as a semi-detached house.

merian schrieb:

According to our information, the prefabricated house (construction contract signed for 154 sqm (1657 sq ft)) should also have these 154 sqm (1657 sq ft).

Why did you even sign the construction contract based on floor plans that were incorrect for you?

merian schrieb:

However, the architect now said that it is not so easy to implement. My question is: Why can't I build this house with 154 sqm (1657 sq ft) of living space? According to the building envelope 6.50 x 15 meters (21 ft 4 in x 49 ft 3 in), this should be possible.

There can be different answers for this:

• The requirements of the written stipulations in the development plan result in a reduced living area according to the applicable standard (e.g., where exactly is the eaves intersection measured?)
• You are building a single story with a low or no knee wall, and the 2-meter (6 ft 7 in) height line is located far inside, which reduces the living area on the upper floor according to the standard
• You are the second semi-detached partner and must comply with your neighbor’s specifications whose building permit is already granted; as a result, the living area on the upper floor calculated according to the standard may be reduced
• You are confusing living area with floor area (gross floor area)
• etc.

What does your architect say in response to your question?

Best regards

According to the contract, we purchased the Evolution 154 model. However, the architect said that 140 sqm (about 1507 sq ft) would be sufficient (we are building a duplex for our two children, which we will rent to them). We have now received a calculation from our prefab house provider:

Built-up area: 97.72 m² (1051 sq ft)
Building dimensions: 6.5 x 15 m (21 x 49 ft)
Roof type: gable roof
Roof pitch: 28 degrees
Knee wall height: 1.69 m (5.5 ft)
Net floor area ground floor: 82.19 m² (884 sq ft)
Net floor area upper floor: 80.83 m² (870 sq ft)
Total net floor area: 163.02 m² (1755 sq ft)
Additional costs: 37,984.00 euros for extending the house by 1.5 meters (without foundation slab).

But actually, we only wanted 154 sqm (about 1658 sq ft), as stated in the contract. After reviewing the building plan, the prefab house provider said the net floor area excludes terraces, balconies, garages, and equipment rooms. They need this net floor area for the heating surface assessment (due to rental purposes). The architect’s calculation of living space is based on building regulations and differs from these net floor areas. According to the building envelope restrictions, we are allowed to build 6.5 x 15 meters. However, we only want a net living area of 154 sqm as agreed in the contract. Is it really this complicated to implement this? And do we now have to pay an additional 37,984.00 euros for a 1.5 meter extension (without the foundation slab)?

Hello,

You didn’t answer my question about why you signed a construction contract that does not meet your wishes and expectations?

merian schrieb:

So, according to our construction contract, we bought the Evolution 154.

That is a completely different house in its dimensions; changing the exterior measurements creates a different character. So your provider had to do more than just adjust the party wall; they had to design a completely new floor plan.

merian schrieb:

However, the architect said 140 sqm (square meters) would be sufficient (we are building a semi-detached house for our two children, which we will rent to them).

Will this be the architect’s house or yours?

merian schrieb:

We have now received a calculation:
From our prefab home provider:
Built-up area: 97.72 m² (1,052 sq ft)
House dimensions: 6.5 x 15 m (21 ft 4 in x 49 ft 3 in)
Roof type: Gable roof
Roof pitch: 28 degrees
Knee wall height: 1.69 m (5 ft 7 in)
Net floor area ground floor 82.19 m² (884 sq ft)
Net floor area upper floor 80.83 m² (870 sq ft)
Total net floor area 163.02 m² (1,755 sq ft)

That roughly adds up at first glance.

merian schrieb:

Additional costs for this: 37,984.00 Euro (because we extended the house by 1.50 meters). But we actually only wanted 154 sqm (as signed in the construction contract).

That’s a hefty increase, especially considering the initial price was somewhere around €1,030 per sqm (square meter) of living space. For about 18 sqm more living space, you are now paying roughly €2,100 per sqm of living space, excluding the foundation slab.

merian schrieb:

After reviewing the building plan, the prefab home provider said the net floor area does not include terrace, balcony, garage, or storage. They require this area for calculating the heating surface (for rental purposes). The architect’s living area calculation follows building regulations and differs from these net floor areas 🙁.

Net floor area remains net floor area 😕 What your advisor probably means is that the terrace, balcony, and garage are included in the price per square meter for rental calculations. Hopefully, neither the balcony, terrace, nor garage are heated?

merian schrieb:

According to the building envelope, we are allowed to build 6.50 x 15 meters. But we only want a pure living space of 154 sqm (as signed in the contract). Is it really that complicated to implement this?

A building volume of 6.5 x 14.0 m (21 ft 4 in x 46 ft) is sufficient; that equals just under 154 sqm of living space—about 151 sqm.

merian schrieb:

And do we now have to pay an extra 37,984.00 Euro for the 1.50 meter house extension (excluding foundation slab)?

If you want to extend the building depth to 15.0 m (49 ft 3 in), yes. If the building depth is only extended to 14.0 m (46 ft), the additional cost will be proportionally less.

Kind regards

Bauexperte schrieb:
Hello,

You didn’t answer my question as to why you signed a fixed-price contract that doesn’t match your wishes and expectations?

We wanted a semi-detached house with 154 sqm (1,658 sq ft) of living space. This was not listed as a semi-detached house in the catalog (there it was only 130 sqm (1,399 sq ft) according to the catalog).
So we decided on the Evolution 154. The comment was that it would be no problem to convert it into a semi-detached house.

Bauexperte schrieb:

This is a completely different house in terms of dimensions; changing the external measurements results in a different character. Your provider therefore didn’t just have to adjust the party wall, but had to plan an entirely new floor plan.

According to the provider, this is no problem at all.

Bauexperte schrieb:

Will it be the architect’s house or yours?

Actually, it’s mine 🙂

Bauexperte schrieb:

The rough estimate is about right.

But since it has now been calculated as 163.02 sqm (1,755 sq ft), it costs correspondingly more 🙁

Bauexperte schrieb:

That is a hefty hit, especially considering that the “starting price” is somewhere around €1,030 per sqm (93 USD per sq ft) of living space. For a good 18 sqm (194 sq ft) more living space, you are now paying roughly €2,100 (190 USD) per sqm (sq ft) of living space excluding the base slab.

Yes, I actually want only 154 sqm (1,658 sq ft) of living space.

Bauexperte schrieb:

Net living space remains net living space 😕 What your advisor probably means is that the terrace, balcony, and garage are included in the price per sqm for rental calculations. Hopefully, neither the balcony, terrace, nor garage will be heated?

I don’t want to heat outdoor areas. 🙁

Bauexperte schrieb:

A building volume of 6.50 x 14.0 m (21 ft 4 in x 46 ft) is sufficient; that equals just under 154 sqm (1,658 sq ft) of living space—about 151 sqm (1,626 sq ft) actually.

I would be fully satisfied with 151 sqm (1,626 sq ft) but then without any extra charge (the fixed-price contract was signed for 154 sqm (1,658 sq ft)).

Bauexperte schrieb:

If you want to extend the depth to 15.0 m (49 ft 3 in), yes. If the building depth is only extended to 14.0 m (46 ft), then less so.

I actually just want to extend enough to reach 154 sqm (1,658 sq ft) (or 151 sqm (1,626 sq ft) as described above). But somehow I am speaking a different language than the architect.

Hello,

merian schrieb:

We wanted a duplex with 154 sqm (1,659 sq ft) of living space. This was not listed as a duplex in the catalog (there it was only 130 sqm (1,399 sq ft) according to the catalog).
So we decided on the Evolution 154. The comment was that it would be no problem to convert this into a duplex.

That was probably the case, but if I were you, I would have asked to see the plans first before signing anything. Hopefully, in similar situations going forward, you will remember the confusion this caused.

merian schrieb:

I would be fully satisfied with 151 sqm (1,626 sq ft), but then without additional cost (contract signed for 154 sqm (1,659 sq ft)).
I actually just want to extend it so that I end up with 154 sqm (or 151 sqm (1,626 sq ft) as described above). But somehow I seem to be speaking a different language than the architect.

Whether this is possible without further issues depends on your contract and its annexes; no one here can say for sure.

Kind regards