ᐅ Building a house is more complicated than expected – prices keep changing constantly!
Created on: 15 Apr 2022 18:05
H
HolzWurm1988
Greetings everyone!
The house construction is actually supposed to start soon. After finding a plot of land here in our rural area, I inquired locally about all the costs related to the land (surveying, water/electricity/telephone connections, notary fees, etc.). I also have the exact notary costs, including the mortgage registration and so on. Some of the costs were significantly higher than I expected, while others were much lower. Overall, the total amount balances out in the end.
Since I basically want to build a log house, I have realized that the contractors are not flexible enough in their scheduling. Of course, I’m glad that all the contractors are busy. However, I also need to ensure that the respective companies can start on my construction site on time. It’s no good if weeks pass between the different phases. Unfortunately, with a log house, I have to manage all the contractors myself. There aren’t many, but they all need to be available at the required time. For this reason, I started looking into prefab houses. Specifically, I’m considering the following models:
Town & Country "Raumwunder 100" and Heinz von Heiden "Bungalow, der Unverbesserliche B760"
When searching online about both companies, you find a mix of positive and negative reviews. I personally believe that most people tend to share negative experiences on the internet, so I don’t include that heavily in my assessment! For both providers, I am increasingly confronted with new prices every few days, which makes me feel like they are trying to pressure me as a customer. So far, I have not signed any purchase contract. However, both houses are viable options for me.
So far, my costs are as follows:
Plot (750 sqm (8,073 sq ft)): 24,500€
Notary fees (including mortgage registration, etc.): 1,945€
Connections/lines/surveying: 6,300€
The Raumwunder 100 costs 210,000€ turnkey, including electric shutters, heat pump but NO underfloor heating.
The Heinz von Heiden bungalow costs 205,000€, including electric shutters, heat pump, and underfloor heating.
Ideally, I would have to commit immediately to Heinz von Heiden. However, my final bank meeting is not until the week after next, and I don’t want to sign any contract before that. I just don’t know if I would still have the option to back out if something goes wrong with the bank. Although, the bank told me in advance that I should have no problem obtaining the credit amount I need. In that case, the price would at least be “safe” for now...
What bothers me most, however, is that the Heinz von Heiden salesperson told me that if I signed the contract this May, I might not be able to build the house until October to December of next year. Building earlier is not possible due to material shortages and the high demand from many people currently wanting to build a house.
As an alternative, I have considered buying an older house again. However, I would have to completely renovate it. Still, I would never reach the current energy standards and would be left with the old water pipes in the house.
What would you do? Do you have any advice for my situation? Are there any alternatives?
I often read that despite a nearly agreed price, sudden price increases occur. Then there’s the fact that materials for continued construction are often missing. This makes me wonder whether it makes sense to take an older house and renovate it step by step, working with the materials currently available.
The house construction is actually supposed to start soon. After finding a plot of land here in our rural area, I inquired locally about all the costs related to the land (surveying, water/electricity/telephone connections, notary fees, etc.). I also have the exact notary costs, including the mortgage registration and so on. Some of the costs were significantly higher than I expected, while others were much lower. Overall, the total amount balances out in the end.
Since I basically want to build a log house, I have realized that the contractors are not flexible enough in their scheduling. Of course, I’m glad that all the contractors are busy. However, I also need to ensure that the respective companies can start on my construction site on time. It’s no good if weeks pass between the different phases. Unfortunately, with a log house, I have to manage all the contractors myself. There aren’t many, but they all need to be available at the required time. For this reason, I started looking into prefab houses. Specifically, I’m considering the following models:
Town & Country "Raumwunder 100" and Heinz von Heiden "Bungalow, der Unverbesserliche B760"
When searching online about both companies, you find a mix of positive and negative reviews. I personally believe that most people tend to share negative experiences on the internet, so I don’t include that heavily in my assessment! For both providers, I am increasingly confronted with new prices every few days, which makes me feel like they are trying to pressure me as a customer. So far, I have not signed any purchase contract. However, both houses are viable options for me.
So far, my costs are as follows:
Plot (750 sqm (8,073 sq ft)): 24,500€
Notary fees (including mortgage registration, etc.): 1,945€
Connections/lines/surveying: 6,300€
The Raumwunder 100 costs 210,000€ turnkey, including electric shutters, heat pump but NO underfloor heating.
The Heinz von Heiden bungalow costs 205,000€, including electric shutters, heat pump, and underfloor heating.
Ideally, I would have to commit immediately to Heinz von Heiden. However, my final bank meeting is not until the week after next, and I don’t want to sign any contract before that. I just don’t know if I would still have the option to back out if something goes wrong with the bank. Although, the bank told me in advance that I should have no problem obtaining the credit amount I need. In that case, the price would at least be “safe” for now...
What bothers me most, however, is that the Heinz von Heiden salesperson told me that if I signed the contract this May, I might not be able to build the house until October to December of next year. Building earlier is not possible due to material shortages and the high demand from many people currently wanting to build a house.
As an alternative, I have considered buying an older house again. However, I would have to completely renovate it. Still, I would never reach the current energy standards and would be left with the old water pipes in the house.
What would you do? Do you have any advice for my situation? Are there any alternatives?
I often read that despite a nearly agreed price, sudden price increases occur. Then there’s the fact that materials for continued construction are often missing. This makes me wonder whether it makes sense to take an older house and renovate it step by step, working with the materials currently available.
Osnabruecker schrieb:
It doesn’t work because, for example,
the utility provider insists on a multi-utility connection, realistically a maximum extra cost of 2,000 euros (about 2,200 USD), but the general contractor? 5,000 euros (about 5,500 USD)?
Drainage up to 0.5m (1.6 feet) outside the building... and then the water flows by itself into the public sewer (drainage with transfer chambers realistically from 5,000 to 20,000 euros (about 5,500 to 22,000 USD) depending on the plot and existing depth).
.... I won’t say anything about the multi-utility connection since I don’t know much about it.
For drainage, there are also large containers with overflow and insurance on the property.
O
Osnabruecker17 Apr 2022 10:47Joedreck schrieb:
For drainage, barrels with overflow and insurance on the property are also possible.And these also have to be paid for.
And I do not collect my wastewater in barrels.
H
HolzWurm198817 Apr 2022 19:46First of all, happy Easter to you all!
I have read through all your replies. Of course, this doesn’t make the house-building process any easier...
Let me start with the plot of land:
Purchase price €24,500 + €1,300 property transfer tax + €1,945 for the notary (purchase, fees, registrations in the land register including mortgage) + €6,300 for the utility connections to the house (electricity, water, telephone). Here, these connections are installed by an energy provider and include a flat rate for 100 meters. I called them to inquire about the prices. The plot has already been surveyed. According to the municipality, I don’t need to have it re-measured. The soil test for the foundation slab will cost me about €750 locally. I don’t need a construction fence. Construction water and electricity are included as a flat rate in the costs if I also conclude the contracts with the provider afterward, which makes sense since we’ve been customers there for years.
So, the costs for the plot itself are actually quite manageable in my case. What I haven’t factored in yet are paving works or laying a lawn. Those are things I will take care of myself after the house construction. I can borrow the necessary machines free of charge from acquaintances. Of course, stones and grass seeds cost money, but it’s not crucial. I have good connections and can estimate those costs well.
The costs for the sewage treatment system are €5,200. There is a central treatment facility in the housing development that all homeowners must contribute to—the aforementioned €5,200.
I want to have the foundation slab done by the company Schwedenplatte. It’s a thermal slab including underfloor heating. For a base area of 75 sqm (807 sq ft), I pay €28,000 according to the first quote. This includes earthworks and disposal of excavated soil! If the soil test reveals additional costs, the price may change! But according to the municipality (which has already built a road through the development), no major surprises are expected. The 75 sqm (807 sq ft) including connections/pipes was planned for the originally intended log house from Thule-Blockhaus. I actually wanted to build my house with them! They are a cooperation partner, so they are basically familiar with these houses. However, I could also use a company from our local region.
I have also considered costs for a portable toilet and scaffolding on site. For two months, this will be about €2,200, all locally researched. The good thing is we live rather rurally, so prices are somewhat lower than, for example, in Hamburg.
Now, back to the houses:
As mentioned, I originally planned to build a log house. That means I order a kit. The foundation slab is made by Schwedenplatte according to the building plans. Then an assembly team comes and builds the log house, including windows, doors, and roof! Meanwhile, our local electrician will install the electrical system, including preparation for photovoltaic panels, the meter cabinet, sockets, and everything else a house needs. I don’t need anything fancy like IT networking. Why bother?! But I guess that’s a matter of personal preference! At the same time, our heating technician, who has been our customer contact for years, will install a heating system with a heat pump and build a guest toilet as well as a bathroom in the log house. The design will be “standard” but still fairly modern. I have seen bathrooms from simple style to very modern. I’m quite sure our choice will be somewhere in between, which will be perfectly fine for all of us.
Costs I found out: Heating and bathroom up to €30,000 and electrical work up to €20,000. I may still receive a grant from BAFA for the heat pump. So far, everything looks good. These prices are absolute maximums. I definitely won’t pay more than that to the local companies. We know each other, especially here in the village. The two gentlemen can judge very well what price range we will be in with this project.
Construction with Town & Country or Heinz von Heiden would be “easier.” Because, according to the sales conversation, I supposedly don’t need to do anything. The house is built and I pay only when I receive the key. However, from what I have read here, it seems to be the opposite. So I don’t think I will be satisfied with the traditional masonry construction.
I have read through all your replies. Of course, this doesn’t make the house-building process any easier...
Let me start with the plot of land:
Purchase price €24,500 + €1,300 property transfer tax + €1,945 for the notary (purchase, fees, registrations in the land register including mortgage) + €6,300 for the utility connections to the house (electricity, water, telephone). Here, these connections are installed by an energy provider and include a flat rate for 100 meters. I called them to inquire about the prices. The plot has already been surveyed. According to the municipality, I don’t need to have it re-measured. The soil test for the foundation slab will cost me about €750 locally. I don’t need a construction fence. Construction water and electricity are included as a flat rate in the costs if I also conclude the contracts with the provider afterward, which makes sense since we’ve been customers there for years.
So, the costs for the plot itself are actually quite manageable in my case. What I haven’t factored in yet are paving works or laying a lawn. Those are things I will take care of myself after the house construction. I can borrow the necessary machines free of charge from acquaintances. Of course, stones and grass seeds cost money, but it’s not crucial. I have good connections and can estimate those costs well.
The costs for the sewage treatment system are €5,200. There is a central treatment facility in the housing development that all homeowners must contribute to—the aforementioned €5,200.
I want to have the foundation slab done by the company Schwedenplatte. It’s a thermal slab including underfloor heating. For a base area of 75 sqm (807 sq ft), I pay €28,000 according to the first quote. This includes earthworks and disposal of excavated soil! If the soil test reveals additional costs, the price may change! But according to the municipality (which has already built a road through the development), no major surprises are expected. The 75 sqm (807 sq ft) including connections/pipes was planned for the originally intended log house from Thule-Blockhaus. I actually wanted to build my house with them! They are a cooperation partner, so they are basically familiar with these houses. However, I could also use a company from our local region.
I have also considered costs for a portable toilet and scaffolding on site. For two months, this will be about €2,200, all locally researched. The good thing is we live rather rurally, so prices are somewhat lower than, for example, in Hamburg.
Now, back to the houses:
As mentioned, I originally planned to build a log house. That means I order a kit. The foundation slab is made by Schwedenplatte according to the building plans. Then an assembly team comes and builds the log house, including windows, doors, and roof! Meanwhile, our local electrician will install the electrical system, including preparation for photovoltaic panels, the meter cabinet, sockets, and everything else a house needs. I don’t need anything fancy like IT networking. Why bother?! But I guess that’s a matter of personal preference! At the same time, our heating technician, who has been our customer contact for years, will install a heating system with a heat pump and build a guest toilet as well as a bathroom in the log house. The design will be “standard” but still fairly modern. I have seen bathrooms from simple style to very modern. I’m quite sure our choice will be somewhere in between, which will be perfectly fine for all of us.
Costs I found out: Heating and bathroom up to €30,000 and electrical work up to €20,000. I may still receive a grant from BAFA for the heat pump. So far, everything looks good. These prices are absolute maximums. I definitely won’t pay more than that to the local companies. We know each other, especially here in the village. The two gentlemen can judge very well what price range we will be in with this project.
Construction with Town & Country or Heinz von Heiden would be “easier.” Because, according to the sales conversation, I supposedly don’t need to do anything. The house is built and I pay only when I receive the key. However, from what I have read here, it seems to be the opposite. So I don’t think I will be satisfied with the traditional masonry construction.
HolzWurm1988 schrieb:
Building with Town & Country or Heinz von Heiden is definitely more "convenient" here. According to the sales talk, I don’t have to do anything. The house is built, and I only pay when I get the keys.Just briefly, since you already mentioned it above:
You don’t actually pay only when the house is finished with Town & Country. There are about 6-7 progress payments at specific milestones during construction.
We built with Town & Country and are very satisfied. It really depends on the license partner.
However, you need to find out beforehand exactly what materials and work you have to provide yourself. It seems you can manage organizing that.
In the end, it’s significantly less than the points you listed.
And if everything with the well-known tradespeople you mentioned goes smoothly: congratulations!
But I know countless examples where people said the same before construction started and now don’t speak to those formerly friendly tradespeople anymore.
I won’t comment on the prices.
But an unconditional price guarantee despite rising material costs is priceless!! Does he pay any difference out of his own pocket?
Can a small trades company even get a heat pump delivered on time nowadays?!
schubert7917 Apr 2022 20:18Perfect. So, here we go. Fingers crossed for you!
moHouse schrieb:
You don’t pay Town & Country only when the house is finished. There are about 6-7 progress payments at specific construction milestones. Heinz von Heiden is copying Scanhaus Marlow. A few months ago, I saw a TV commercial where they promoted this.
The problem is: you need to have the financing in place before the construction contract, so you end up paying a significant amount of standby interest.
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