ᐅ Looking for a reputable company to build a turnkey, solid construction home in the Stuttgart area

WilderSueden schrieb:

The biggest problem is the conflict of interest. In this case, you are not the client, but the general contractor (GC). And then it might be planned in a way that minimizes effort or construction costs. For example, I ended up with an insulation overhang instead of a frost protection strip, something I wouldn’t do again in hindsight.

This can occasionally happen, but the main conflict of interest is that the GC wants to reach the point as quickly as possible where they can free up personnel and machinery scheduling. It hits them hard if the whole process is delayed because the client wants to see a fifth facade layout revision visualized first. The fact that the client pays extra for those few hours of drafting doesn’t really comfort the GC. Clients always think architects differ only in how creatively they design floor plans. But that part of their work is actually just the foam on the (fairground) beer.

Fuchsbau35 schrieb:

Since you emphasize turnkey. That can mean a lot of different things and may have different meanings depending on the provider.

Generally, clients mean that with the real slogan “one stop shop, all included,” they don’t want to worry about coordinating the tradespeople for all the different trades. I should probably make an explanatory video about how a GC works. Very few actually perform all the trades themselves (and those who do are usually also acting as the site manager, which regularly causes delays).

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https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/

Thanks for your help!

11ant schrieb:

otherwise, you should also remember not to make the construction method decision (regardless of any preference) before the dough resting phase.

I’ve read that, I just decided for us to build with solid construction ;-). On one hand, we simply don’t like the look of timber houses as much as solid ones, and on the other hand, I am (tentatively) assuming that solid houses retain their value better in the long term.
(assuming the targeted "solid" quality standard fits within our budget)

Fuchsbau35 schrieb:

Since you emphasize turnkey, that means different things and can have different scopes depending on the provider. You should find out in advance whether you want to install floors, wallpaper, and paint yourself or possibly add more to your house price.

Here I mean keys in the front door, kitchen installed, furniture moved in, done. I’m asking every general contractor (GC) what they consider turnkey and then explaining what I expect—let’s see if we can manage that. Fermo and U-Haus would offer that including site cleaning so far; I haven’t received more feedback yet.

In the next few days, I have two meetings with architects who make a good impression (and have a reference from friends here; we really like their house). It’s getting exciting.

Lubumax schrieb:

I have simply decided for us to build a solid (massive) house

That is perfectly fine, but this decision should be made based on accurate information, otherwise you might unnecessarily limit your options right from the start.

Lubumax schrieb:

On one hand, we simply don’t like the look of wooden houses as much as solid/massive houses

Misconception 1
You cannot tell just by looking (as a layperson). A plastered façade is just plastered. It doesn’t necessarily have a wooden exterior that you either admire or dislike. In fact, that is usually an optional extra that costs more (ironically, this is often the case with solid/massive houses as well).

Lubumax schrieb:

On the other hand, I hold the assumption (which could be debated) that solid/massive houses retain their value better in the long term.

Misconception 2
Today, this is actually generally not true for new builds, but it cannot be ruled out that some banks or insurance companies might still think that way.
When reselling, it can still be the case, as private buyers often share the same assumption.

Lubumax schrieb:

Assuming the desired "solid" quality standard fits our budget

Misconception 3
This is by far the most frequently disproved misconception in practice. Solid construction is not inherently more expensive than timber (frame) construction. For a time, it was even the opposite; it might have briefly shifted during higher energy prices about six months ago, but the trend is likely reversing again.
In the end, many different factors influence the final price far more than the main building material.

Lubumax schrieb:

By that I mean keys for the front door, kitchen installed, furniture in place, finished.

While this is not a legally protected or standardized term, in my experience, “turnkey” for most general contractors usually means the walls and flooring are not yet finished, and outside it’s a sand desert possibly with mounds of exchanged soil…

What you probably mean is closer to “move-in ready,” although here too the landscaping is often excluded.

Is the necessary budget available? Building a move-in ready home at a high standard, like in the Champions League, of course with premium fittings... in the Stuttgart area, you can realistically expect around 3,000–3,500 EUR/m² (approximately 280–325 USD/ft²).

I see 200 m² (2,150 ft²), I see a basement... that nearly gets you close to one million euros. Without the land.

With 500,000 EUR (about 535,000 USD) at 4.4%, the monthly payment is already around 2,500 EUR (2,675 USD).

If the initial round of requests for proposals ends in a tie, you can always leave the decision to personal preference. Only a rigid mindset of "don’t bother me with facts" might force you to give up your seat for colleague Joe Biden. I have had experience in this field for forty years, but when it comes to visually identifying whether a house is made of stone or wood, I still get it wrong about one in eight times. If you can help improve my skills, I would be happy to take training with you.

I’m also curious to find out at what point you would change your mind—for example, if you got thirty square meters (about 320 square feet) less for the same price?

With the same specifications, both construction methods cost about the same. However, any deviation from the “witch’s house cube” design (and even more so in the higher-rated KfW energy efficiency classes) tends to shift the advantage toward wood. This is coming from a stone-preferring consultant who fully complies with the building energy regulations. Also, keep my stone mantra in mind even within one type of construction.

Lubumax schrieb:

In the next few days, I have two meetings with architects who make a good impression (and we have a recommendation from friends here, and we really like their house).

Can you give us a clue about what makes them "make a good impression": so, both architects each built a house for a couple of your friends, and you like those houses (is that only visually, or do they also have the budget compliance seal from @Gerddieter)?

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https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/

Tolentino schrieb:

due to the correct information situation

What does the “correct information situation” mean?

11ant schrieb:

with which they make a “good impression”:

This is as opaque as many service industries. Of course, I only have one reference each (assuming that a house we consider nice and reasonably priced, according to our acquaintances, was not a one-hit wonder by the architect) and the website with other built projects that appeal to us aesthetically. Now you have to talk to the architects and see if there is a “fit.” The main work is supposed to be done by the general contractor.
Do you have architects in the Greater Stuttgart area or what are your criteria for recommending an architect?

Tolentino schrieb:

does not always have a wooden facade by any means

Yes, the image of the wooden boards is ingrained. Good to know.

Tolentino schrieb:

that’s generally not supposed to be the case anymore nowadays (for new builds),

So, would you say, aside from the subjective perception of potential buyers, that wooden houses built to similar standards have the same or lower maintenance costs and comparable durability to masonry houses? Has this ever been examined statistically or scientifically? I only ever find “opinions” online.