Hello everyone,
I know this question has been asked a million times, but I’m starting to get a bit desperate. We finally have a beautiful plot of land and could fulfill our dream.
Brief overview:
Plot: 760m² (8,180 sq ft), slight slope (1.5m (5 feet) drop over 30m (98 feet)), bordering public roads to the north and west, neighbor properties to the east and south.
House: about 160m² (1,722 sq ft), with a bay window in the living room increasing the space to 180m² (1,938 sq ft) + basement, knee wall about 90cm (35 inches) with a 43-48° pitched roof.
Total budget (excluding the land): approx. 700,000€ (100,000 basement, 100,000 additional construction costs, 500,000 house)
Prefabricated house?
I used to be quite sure that a prefabricated house was the right choice. But after visiting a few manufacturers, I really don’t know anymore – absolutely uncertain.
Most prefab companies disqualified themselves early on, leaving us with only two to consider. Right after the first appointment, the manufacturer I had been following for years (Bien-Zenker) also disqualified themselves – especially surprising since we know two families who built successfully and are quite satisfied there.
For those interested in some details:
For us, a basement was always a must, but instead of respecting this wish, we had to justify it multiple times. Why? Well, if we save on the basement and invest more in the house, the commission is bigger – also, the basement at this manufacturer is subcontracted externally. Not a good basis for trust, in my opinion.
We also want a Smart Home with a manufacturer-independent KNX system, whereas we kept being offered the closed standard system of one single manufacturer... Even though we came with a rough floor plan sketch, we were just given a catalogue to pick a floor plan from – supposedly as a starting point. These are just a few examples.
Others have repeatedly caught our attention with unprofessional bait offers promoting non-existing building plots and trying to get us to sign a contract before mediation (once we fell for it but canceled with a lawyer’s help) or bombarded us with at least three emails per week after expressing interest – pretty desperate, if you ask me...
So, solid construction instead?
On the other hand, the choice of companies for solid (masonry/concrete) houses seems quite limited here. One wanted payment right after the second appointment (without architectural planning or anything), another simply doesn’t respond (after referring me to info@... during a two-minute phone call). When asking acquaintances who have built solid houses, the response is always the same: “Please don’t use ours – it was a disaster,” including walls that aren’t even 90° or cables running straight through windows...
The last two remaining companies (both building single-family homes) are very closely linked, use the same subcontractors and architect, and share staff among each other. We inquired with one of them, and this was the only one who at least took some time on the phone with us but wanted us to have a soil report done immediately, even though we don’t yet know where exactly on the plot the house or basement will be located – doesn’t really make sense.
Also, their costs seem quite high at about 3,000 to 3,500€ per m² (about $275 to $320 per sq ft) without basement, KNX, LAN wiring, or any other extras included (our comparison for prefab was between 2,500 and 2,800€ per m² (about $230 to $260), including basement and LAN), so with the 180m² (1,938 sq ft) we probably won’t make it...
So, prefab house after all?
Today we had the appointment with the second and last prefabricated house manufacturer on our shortlist (tada: Schwörerhaus), and the initial conversation left a good impression. A basement is no problem with Schwörerhaus since it comes from their own production and doesn’t affect the commission.
However, we were told that no electrical wiring is installed in the basement (or only at an unaffordable extra cost) and it’s best to do that yourself during a certain phase of construction. They suggested simply coming to the site on weekends (when no one is there) and doing it yourself – the tools would be provided after a brief arrangement. Uh-huh... Do you get that in writing? No. Is that professional? Doesn’t sound like it!
Also, the model house seems very noisy (this is also reported online), although they say with a 6,000€ (about $6,500) impact sound insulation it is supposed to be very different – but you can’t really verify that. When our little one jumped in the upstairs kid’s room, even the wardrobe shook and a lamp downstairs rattled.
The air heating system with ventilation and heat exchanger initially seemed convincing, although I don’t really know much about it and was already advised against it since air doesn’t absorb much energy. Also, the outlets are heated additionally with an “electric heater” – is that efficient? I simply don’t know...
The biggest blow came at the end when we were told that the house could only be completed in at least two years. Apparently, a certain planning review by the architect would take nine months (3 months planning, 1 month for building permit/planning permission, 9 months for this weird review, around 8 months manufacturing, then the finishing work). What happened to prefab houses being quicker?! Sounds odd and they wouldn’t or couldn’t explain further. Anyone who can build faster “is rather unreliable, might go bankrupt during construction and just needs the money.” Strange that you find much shorter timelines online – even from Schwörerhaus.
Besides the fact that this doesn’t fit our plans at all (our little one starts school in 1.5 years and we are moving 30km (19 miles) away – September next year would be ideal), it will also be tricky with financing. While only 10% is required for planning and the remaining 90% on completion and handover, you either take out a loan early and pay provisioning fees for such a long period, or you take the risk of not knowing how interest rates will develop over the next two years.
There are also many questions that no one really wants to answer:
Can you use air heating with a solid house too, or is underfloor heating more sensible? Can you achieve a KfW standard (German energy efficiency rating) and under which conditions/costs? Apparently, nobody knows much about KNX, etc.
The most helpful was a phone call with an architect who strongly recommends solid construction (due to local providers and higher flexibility) but is also involved with planning commissions from the two closely linked solid building companies, so his objectivity is somewhat questionable. He was also annoyed that we don’t want to align the garage flush with the neighbor’s property line, as it is supposed to be attached directly to the house and the boundary runs at a slight angle, meaning our house would stand crooked on the plot with a lot of wasted space. “But garages are ALWAYS built flush with the boundary” – phew...
Are we going about this the wrong way? Unfortunately, I don’t have anyone to discuss this with, and I’m starting to feel like I’m stuck choosing between the lesser of two evils. Of course, problems always occur when building and not everything ever runs smoothly – no question. And of course, many tough decisions have to be made. But I didn’t expect the very beginning to be this exhausting.
I’m very grateful for any tips, clarifications, advice, or anything else, as right now we keep going in circles and making no progress. Maybe you just have to roll the dice and hope for the best?!
Best regards,
Daniel
I know this question has been asked a million times, but I’m starting to get a bit desperate. We finally have a beautiful plot of land and could fulfill our dream.
Brief overview:
Plot: 760m² (8,180 sq ft), slight slope (1.5m (5 feet) drop over 30m (98 feet)), bordering public roads to the north and west, neighbor properties to the east and south.
House: about 160m² (1,722 sq ft), with a bay window in the living room increasing the space to 180m² (1,938 sq ft) + basement, knee wall about 90cm (35 inches) with a 43-48° pitched roof.
Total budget (excluding the land): approx. 700,000€ (100,000 basement, 100,000 additional construction costs, 500,000 house)
Prefabricated house?
I used to be quite sure that a prefabricated house was the right choice. But after visiting a few manufacturers, I really don’t know anymore – absolutely uncertain.
Most prefab companies disqualified themselves early on, leaving us with only two to consider. Right after the first appointment, the manufacturer I had been following for years (Bien-Zenker) also disqualified themselves – especially surprising since we know two families who built successfully and are quite satisfied there.
For those interested in some details:
For us, a basement was always a must, but instead of respecting this wish, we had to justify it multiple times. Why? Well, if we save on the basement and invest more in the house, the commission is bigger – also, the basement at this manufacturer is subcontracted externally. Not a good basis for trust, in my opinion.
We also want a Smart Home with a manufacturer-independent KNX system, whereas we kept being offered the closed standard system of one single manufacturer... Even though we came with a rough floor plan sketch, we were just given a catalogue to pick a floor plan from – supposedly as a starting point. These are just a few examples.
Others have repeatedly caught our attention with unprofessional bait offers promoting non-existing building plots and trying to get us to sign a contract before mediation (once we fell for it but canceled with a lawyer’s help) or bombarded us with at least three emails per week after expressing interest – pretty desperate, if you ask me...
So, solid construction instead?
On the other hand, the choice of companies for solid (masonry/concrete) houses seems quite limited here. One wanted payment right after the second appointment (without architectural planning or anything), another simply doesn’t respond (after referring me to info@... during a two-minute phone call). When asking acquaintances who have built solid houses, the response is always the same: “Please don’t use ours – it was a disaster,” including walls that aren’t even 90° or cables running straight through windows...
The last two remaining companies (both building single-family homes) are very closely linked, use the same subcontractors and architect, and share staff among each other. We inquired with one of them, and this was the only one who at least took some time on the phone with us but wanted us to have a soil report done immediately, even though we don’t yet know where exactly on the plot the house or basement will be located – doesn’t really make sense.
Also, their costs seem quite high at about 3,000 to 3,500€ per m² (about $275 to $320 per sq ft) without basement, KNX, LAN wiring, or any other extras included (our comparison for prefab was between 2,500 and 2,800€ per m² (about $230 to $260), including basement and LAN), so with the 180m² (1,938 sq ft) we probably won’t make it...
So, prefab house after all?
Today we had the appointment with the second and last prefabricated house manufacturer on our shortlist (tada: Schwörerhaus), and the initial conversation left a good impression. A basement is no problem with Schwörerhaus since it comes from their own production and doesn’t affect the commission.
However, we were told that no electrical wiring is installed in the basement (or only at an unaffordable extra cost) and it’s best to do that yourself during a certain phase of construction. They suggested simply coming to the site on weekends (when no one is there) and doing it yourself – the tools would be provided after a brief arrangement. Uh-huh... Do you get that in writing? No. Is that professional? Doesn’t sound like it!
Also, the model house seems very noisy (this is also reported online), although they say with a 6,000€ (about $6,500) impact sound insulation it is supposed to be very different – but you can’t really verify that. When our little one jumped in the upstairs kid’s room, even the wardrobe shook and a lamp downstairs rattled.
The air heating system with ventilation and heat exchanger initially seemed convincing, although I don’t really know much about it and was already advised against it since air doesn’t absorb much energy. Also, the outlets are heated additionally with an “electric heater” – is that efficient? I simply don’t know...
The biggest blow came at the end when we were told that the house could only be completed in at least two years. Apparently, a certain planning review by the architect would take nine months (3 months planning, 1 month for building permit/planning permission, 9 months for this weird review, around 8 months manufacturing, then the finishing work). What happened to prefab houses being quicker?! Sounds odd and they wouldn’t or couldn’t explain further. Anyone who can build faster “is rather unreliable, might go bankrupt during construction and just needs the money.” Strange that you find much shorter timelines online – even from Schwörerhaus.
Besides the fact that this doesn’t fit our plans at all (our little one starts school in 1.5 years and we are moving 30km (19 miles) away – September next year would be ideal), it will also be tricky with financing. While only 10% is required for planning and the remaining 90% on completion and handover, you either take out a loan early and pay provisioning fees for such a long period, or you take the risk of not knowing how interest rates will develop over the next two years.
There are also many questions that no one really wants to answer:
Can you use air heating with a solid house too, or is underfloor heating more sensible? Can you achieve a KfW standard (German energy efficiency rating) and under which conditions/costs? Apparently, nobody knows much about KNX, etc.
The most helpful was a phone call with an architect who strongly recommends solid construction (due to local providers and higher flexibility) but is also involved with planning commissions from the two closely linked solid building companies, so his objectivity is somewhat questionable. He was also annoyed that we don’t want to align the garage flush with the neighbor’s property line, as it is supposed to be attached directly to the house and the boundary runs at a slight angle, meaning our house would stand crooked on the plot with a lot of wasted space. “But garages are ALWAYS built flush with the boundary” – phew...
Are we going about this the wrong way? Unfortunately, I don’t have anyone to discuss this with, and I’m starting to feel like I’m stuck choosing between the lesser of two evils. Of course, problems always occur when building and not everything ever runs smoothly – no question. And of course, many tough decisions have to be made. But I didn’t expect the very beginning to be this exhausting.
I’m very grateful for any tips, clarifications, advice, or anything else, as right now we keep going in circles and making no progress. Maybe you just have to roll the dice and hope for the best?!
Best regards,
Daniel
N
nordanney26 Apr 2024 19:27Questie schrieb:
But can you clearly explain what exactly is supposed to be bad technology here? A distance of 6m (20 feet) to the projection surface is bad technology.
Questie schrieb:
Yes, I think that is indeed the right advice. Now that we have – I believe – ruled out prefabricated houses (that is, system manufacturers or however you want to call them correctly), there is nothing left to prevent us from going to an architect, hoping that he will guide us through the building project.
One more question: Does it make more sense to look for an architect near the building site or closer to our current residence? In other words, do you meet more often on site or more often in the office? I think it’s good that you’re taking the advice.
The question about the architect is hard to answer. Either one can be a real find or a total disappointment. Question: How far is your current home from the building site? It makes more sense to choose an architect near the plot, since they will also have contacts with local contractors. An architect in Munich can design a great house in Hamburg, but he will have no idea which tradespeople are available locally to build it.
Questie schrieb:
Does it make more sense to look for an architect near the construction site or near your current home? That depends on how far apart the locations are.
Questie schrieb:
The selection of construction companies for solid houses is quite limited here. Questie schrieb:
There are no suppliers for solid prefabricated houses here. Search about 150km (90 miles) in and around Günzburg on maps for "construction companies" and then look up their services and references online. There should be quite a few options.
Yes, it seems you mainly have prefab manufacturers (timber frame construction) in your area. That explains it. You shouldn’t expect their websites to compare with Schwörerhaus, Weberhaus, and similar companies.
Questie schrieb:
The basement is also subcontracted by this manufacturer. Not a good basis for trust, in my opinion. What does that have to do with trust? This is normal if the timber company doesn’t also offer concrete work. If Schwörerhaus offers it as an all-in package, it’s not more trustworthy, just more convenient. As the saying goes: cobblers should stick to their last. I can well imagine it’s an optional package where company XY is hired separately.
Questie schrieb:
And even though we came with a rough floor plan, they just handed us a catalogue from which we should pick a floor plan as a basis... Those were only a few examples. Questie schrieb:
Well, we were told by several sources (including an architect) that it’s difficult to transfer architect’s plans to a prefab house because of their particular features like wall construction, etc. Therefore, it makes more sense to work with the architect familiar with the respective manufacturer. Yes, that’s because each manufacturer has their cost-optimized standard house designs, usually with modular extensions based on a grid or 62.5cm (25 inch) increments.
I don’t think they just threw a catalogue at you?
Questie schrieb:
Whereas the standard closed system of a single manufacturer was promoted to us the whole time... Yes, that’s how “turnkey” construction works, whether solid or timber frame.
Questie schrieb:
- well, if you really need it that badly... Now, don’t be so dismissive... At the moment, it actually looks like you need it that badly.
Questie schrieb:
They say on the phone, "Then please write to info@" and then don’t follow up. Then they don’t need new customers. Accept it and move on.
Questie schrieb:
Acquaintances who already built solid houses always give the same answer: "Please don’t choose our builder – it was a disaster" – including walls not at 90° or cables running straight through windows... Yes!
Our neighbor recently measured the paving in front of his carport with a tape measure and complained about a 2cm (0.8 inch) deviation and insisted it be fixed.
Many expect a plaster finish at Q2 level to be as smooth as a baby’s bottom.
Many post bad reviews because the builder won’t fill the gap between the solid wall and drywall.
Many don’t even realize their scope of work doesn’t include certain things and then badmouth the company.
And so on.
Questie schrieb:
But being told from the start to do a soil survey even though we don’t yet know exactly where the house or basement will be on the plot – didn’t make much sense. Yes, that might be a bit early without preliminary steps. But in your situation, I would have done it already!
Questie schrieb:
Also, the costs seem quite high at around 3,000 to 3,500€ per square meter. No, that’s normal!
Questie schrieb:
(Compared to prefab houses between 2,500 and 2,800, including basement and LAN) No, that’s probably catalogue prices without foundation/basement and with various cutbacks you have to pay extra for. The basement is calculated separately since comparisons are usually made from finished floor level. The basement is cheaper because it’s not living space.
Questie schrieb:
The biggest disappointment came at the end when we were told the house could be ready no earlier than two years from now. Yep.
Questie schrieb:
3 months planning, 1 month building permit/planning permission, 9 months some strange review process, And if the planning or approval isn’t done properly and something goes wrong, that’s when you hear warnings from acquaintances about the company...
Questie schrieb:
Can you use an air heating system with a solid house, or is underfloor heating more sensible? Wrong question: which heating system is best suited for us?
Questie schrieb:
700,000€ minus 10% buffer = 635,000€ - 200,000€ (additional costs, basement, garage, landscaping) = 435,000€ / 3,000 = 145 m²
Or where is my mistake? First, the buffer calculation is wrong: You need a buffer for unforeseen costs. Don’t subtract it from your budget, but add it wisely on top.
What do you want? 180 m² = 540,000€
Buffer 60,000 = 600,000€
Additional costs 30,000–50,000€
…no budget left for a basement! Period.
Then you need to recalculate without a basement.
nordanney schrieb:
Why not a nice home cinema room in the basement? Because the money for a basement isn’t sufficient.
Questie schrieb:
We already had three water pipe bursts – I don’t want to experience that in a timber house. Just an example. Instead, they ended up locating the toilet in the middle of the house — this has happened before.
Questie schrieb:
Also, on the ground floor there should be an office with at least 12 m², and a guest WC with a large shower for old age. Big house, basement, and so on... and of course accessible for aging in place. Why not go fully barrier-free as well?
Questie schrieb:
And of course a pantry. Naturally!
Questie schrieb:
But maybe you have other ideas than the absolute minimum... There’s not only minimum or maximum — there are also realistic house sizes that still allow for enjoyment.
Questie schrieb:
Well, the existing kitchen is 3.5 by 3.5 m Well, 3.5 by 3.5 m (11.5 by 11.5 ft) is a bad dimension for a kitchen. It’s not an ideal shape, since average rooms should rather be rectangular.
Questie schrieb:
A bedroom is a separate room and should have about 16 m² (170 sq ft) with double bed and closet. And with a knee wall height of 90 cm (35 inches) it’s quite tight. No, what do you want to do there? Bed, two nightstands, and a three-meter (10 feet) wardrobe… With a 90 cm (35 inches) knee wall, you have about 100 cm (39 inches) sill height, and the slope depends on the roof pitch.
But that doesn’t mean I’m against spaciousness – I actually prefer generous spaces. However, that usually means paying for a basement. If there’s a basement, expect to pay for the generosity.
Stick to additional construction costs of 50,000€, hope it will be less, and use roughly 3,000€/m² living space and 1,500€/m² basement space for rough calculations. If you see lower prices, you’ll likely get something cheaply or many items will have to be paid separately in construction.
nordanney schrieb:
A distance of 6m (20 feet) to the projection surface is bad technique.Aha. Too far, too close? What exactly is bad about it?I think it’s good that you’re taking the advice.
The architect’s question is hard to answer. Either option can be a lucky find or a disappointment. Question: How far do you currently live from the building site?About 30km (19 miles). So it’s not impossible to travel in either direction, the question is more about where it’s easiest for everyone to meet...More practical is the plot. An architect on-site, as they also have local craftsmen.The architect has craftsmen? I thought they only do the planning and that a general contractor (GC) or the client manages the trades?An architect in Munich can design a great house in Hamburg, but they have absolutely no idea which craftsmen will actually build the house.ypg schrieb:
That depends on how much distance is in between.30km (18.6 miles) Search roughly up to 150km (93 miles) in and around Günzburg on Maps for "construction companies" and then google their services and references. There should be quite a few.
Yes, it seems you have mostly prefab house manufacturers (timber frame construction) in your area. That’s tempting. And you shouldn’t expect their websites to compete with Schwörerhaus, Weber, and similar companies.We have had construction companies already that won’t drive more than 40km (25 miles) to a site – so you want me to search within a 150km (93 miles) radius?What does that have to do with trust? It’s normal if timber frame companies don’t also offer concrete. If Schwörerhaus offers that as a full package, it’s not more trustworthy, just more practical. Because: cobblers should stick to their last. And I can well imagine that it’s an extra package where company XY is then subcontracted.You took that out of context. It’s not about the basement being subcontracted, it’s about the explicit wish to build a basement being strongly opposed, and the salesperson putting much more effort into protecting their commission than accommodating our wishes. He earns nothing on the basement, so he repeatedly spoke badly about it. If I feel someone is working against my interests, I cannot trust them. Period.I don’t think the catalogue was just thrown away?!Seriously?Yes, that’s how “turnkey” works, whether solid construction or timber frame.No. You can have the system as standard, but even with turnkey you can choose different components/systems/etc. The manufacturer can say you have to handle that yourself, but if a salesperson keeps pushing the same option over and over despite the customer having made their choice, that doesn’t sit well. It’s like buying a car and wanting a power liftgate (because you load and unload boxes daily), but the salesman keeps telling you to unlock with the key fob because they don’t offer a power liftgate and you can just put the boxes on the ground every time. You probably (hopefully) wouldn’t buy that car.Hold on, don’t be so derogatory... Right now it looks more like you’re the ones who really need it.That’s not derogatory. If a manufacturer “needs it that badly,” I worry about their liquidity or whether they might go bankrupt during construction – this actually happened to an acquaintance (but they had cables running through a window and groundwater issues, so the house had to be built 30cm (12 inches) higher, reducing the knee wall to 60cm (24 inches)) – luckily only after the shell was completed. Otherwise, that comment is unnecessary.Then they don’t need new customers. Accept it, adjust your crown.Yes, that’s clear. My crown isn’t affected. I’m not chasing them, but a “Sorry, we cannot take on new projects at the moment” is a much more respectful way to communicate—whether directly by phone or later by email.Yes! Our neighbor recently measured the paving in front of his carport with a folding ruler and found a 2cm (0.8 inch) deviation, insisted it be corrected. Many expect level 2 plaster to be as smooth as a baby’s bottom. Many leave negative reviews because the builder won’t seal the crack between the solid wall and drywall. Many don’t even realize their scope of work excludes certain things and then badmouth the company. And so on.Okay, so wrong angles and a cable running straight through a window count as “nitpicking” to you? If you work for a construction company, I’d be interested in the name so I don’t make a mistake here.No! These are normal!Define normal. On average, we are currently between €2,800 and €3,200 (about $3,000).
€3,000 to €3,500 is a bit higher, isn’t it? Especially since material prices, particularly for wood, are generally falling, but apparently the customer doesn’t benefit from this...
No, those are presumably list prices without foundation slab/basement and with various cuts that have to be bought back at a high price. Basements are invoiced separately because the comparison is made from the top of the foundation slab. A basement is generally cheaper since it’s not living space.The mentioned prices don’t include a basement either. And whether a basement is much cheaper probably also depends on the ground conditions.What, really? Nine months of approval for a modular system? No one can tell me that. I know an architect who has designed 37 apartment buildings (also commissioned by the city), but he is neither self-employed nor designs single-family houses. Even he had to laugh. What exactly do they approve for approximately 1,500 hours?!And if nothing is planned or approved and something goes wrong, we end up with those acquaintances warning against their company again...Nine months of planning so that an electrician doesn’t notice cables running through a window?Wrong question: which heating system is optimal for us?And can you tell me how I’m supposed to answer that without experience?! Questions? Research? I did. Result is here.First the contingency error: a buffer is for unforeseen events. Don’t just subtract it, but add it sensibly.
What do you want? 180sqm (1937 sq ft) = €540,000
Buffer €60,000 = €600,000
Additional construction costs €30,000 to €50,000
...that’s not enough for a basement! Period!
Then you can recalculate without a basement,
because there isn’t enough money left for a basement.Ah... thanks for your calculation. Funny that so far everyone (including the architect I talked to) assumes it will work out well. But honestly: then we raise the budget. Currently we plan to have the house paid off in 8 years because our little one will then reach an age with higher needs. Then it will be 9 or 10 years. And we factored in a 3.75% interest rate, which we wouldn’t have reached at our wedding with over 50% equity anyway, but the rate rise was about to plateau and people expected it to go higher. And then we continue estimating where we left off.Big house, basement, the works. And of course age-appropriate as well. Why not fully accessible too?Because you can always make age-appropriate into fully accessible if needed. You can add a ramp, install a lift, etc. In contrast, enlarging the floor plan is quite a hassle.There is not just minimum and maximum – there are realistic house sizes. You can enjoy those too.Ah, and what would those be? The house our neighbors are currently building with 230sqm (2475 sq ft) for around €800,000 is a mirage?Well, 3.5 x 3.5 meters (11.5 x 11.5 feet) is a really bad dimension for a kitchen. Not an ideal room at all because ideal average rooms tend to be more rectangular.You seem to read only half of what’s written – and that claim doesn’t even make sense.No, what do you want to put in there? A bed, two nightstands, and a three-meter (10-foot) wardrobe... with a 90cm (36-inch) knee wall, you get 100cm (39 inches) wall height and the slope depends on the roof pitch.
But that doesn’t mean I’m against spaciousness. Quite the opposite, I prefer generous space. But that costs the basement. With a basement, you pay for spaciousness.And where did you factor in the roof pitch? With the BP (building permit/ planning permission) there’s not much room for adjustment, and you probably assumed 90°?!Use additional construction costs of €50,000, hope it’s less, and take €3,000 per living sqm (32 sq ft) and €1,500 per basement sqm (16 sq ft) for rough calculation. If you see or get something cheaper, you either get a “cheap” deal or many items have to be paid for on your own. As you may have seen, we have already budgeted €100,000 for additional construction costs. Also, there are tasks we can do ourselves. I never mentioned turnkey.N
nordanney26 Apr 2024 21:19Questie schrieb:
Does the architect have craftsmen? I thought they only do the design and a general contractor or the client handles the trades? The architect can (but does not have to) do more than just design a house. They can create detailed construction plans (or the timber frame builder might do this) for a solid construction house. They can also prepare tenders for tradespeople (general contractors can also apply), manage site supervision, and much more.
They are the person who can support you throughout the entire process.
Please also search the forum for the mentioned keywords.
ypg schrieb:
From top to bottom… my post #26 has once again been edited by the M o d e r a t i o n.
I don’t follow the elephant, but I prefer to be active in other forums. So this will be my last post in this thread.
Actually, I don’t tear anything apart. A prefab company (timber construction) always tries to choose the path with the fewest possible construction errors and defects. If I recall correctly, your concern was about trust in a construction company/house builder that offers everything from a single source?! No, “single source” was not mentioned. And I know from two friends who have successfully built here that the manufacturer can definitely build with a basement.
That’s your assumption. No, it’s a logical conclusion. Because the arguments against the basement were quite unconvincing. A reason like “a basement is always difficult to estimate because of soil conditions, blah blah” I could have accepted… but it was much more questionable than that.
First rule: Construction companies are not there to work according to the client’s wishes, but in their own interest. They are entrepreneurs! Customer satisfaction should be in the entrepreneur’s interest—at least if they act sustainably.
Seriously…
If you want to build with a general contractor (GC) or a self-builder company, you have to adapt to that company’s way of doing things — whether you like it or not. Taken out of context again — the “seriously” clearly referred to the literalness of the wording.
A house is not a car. A house is a product with a seller and a buyer.
Yes, of course. If the brand produces such a vehicle, I rely on that.
If they reject certain features I value, then I can reconsider. What is the value of that detail to me? Why did I choose this brand? Can I get this detail from another seller or only from a different brand? So, if I ask for KNX with a budget provider, I’m in the wrong league. This was about the basement… It’s a bit tedious… If I don’t want a basement and the seller doesn’t understand that, I go elsewhere. End of story.
Well, come on… but I grant every new homebuyer to be very surprised at first and then perhaps ask in a forum whether all house builders are this kind of blah blah. Then they find out that this is how it is, they learn about the scope of services, modular dimensions, model houses, 2024 building prices, etc., and become a tough customer 😉 wink, last one. That was from my opening thread and has nothing to do with any insights and certainly nothing to do with your list, but with spam. I’m starting to get the feeling that you are quite confused?!
See, you doubt everything. What you don’t doubt is your opinion about the industry. What exactly am I doubting?! Your comments are becoming increasingly inappropriate.
I’m very strict about the description: is there even a photo of the two trades showing an electrical cable running inside a window? It’s remarkable that this example has to serve as proof four times? Certainly… It’s rather remarkable that it has to be mentioned four times before you understand that this is not about a 2cm (1 inch) deviation. Which again makes me think you don’t really read carefully or are very confused, or both.
No, you don’t have to work for the other party just because you try to “adjust” the focus for others. Sometimes a look at the avatar helps. Your avatar gives no information whatsoever. And it’s not “the other party,” because construction companies are not the opposition. I’m not against construction companies, how do you come to that conclusion?!
No, the equipment. Your price example, which I referred to, included a basement. Which price example?! I have never included a basement in any price per square meter anywhere. Please show me.
There we have the example again… Which you have successfully ignored so far. But nice that repetition eventually pays off for everyone.
Then just do it. If it is feasible and you don’t want to make compromises, that’s a good decision. The price was actually not the issue. More the approach and my previous experiences and a sense of direction. And I got that, even if you didn’t really contribute.
But you should keep this in mind: barrier-free usually means an increase of around 20% in most floor plans. Of course, it depends on the layout. But then 16m² (172 sq ft) bedrooms are actually not enough, nor is the already spacious 6m² (65 sq ft) bathroom on the ground floor. It has to be bigger for wheelchair access. Of course… I just wanted to point out that even with the “minimum dimensions,” you quickly need a larger area. That’s why we are already planning bigger. Clearly, our bedroom is planned to be larger than 16m² (172 sq ft), and the guest bathroom is about 10m² (108 sq ft). The office on the ground floor is supposed to serve as a bedroom as well, which is naturally designed larger. Even the doors are positioned so they can be converted to 90cm (35 inches) width. Always hoping it won’t be needed.
Actually not. I am very precise. Even your “last thread” reveals something very different. Unless you now refer to the “actually.”
We are not aware of that! 90 degrees is not a roof pitch. Yes, it is! Thread #1, second paragraph. So much for your accuracy. But apparently you planned for 90° when you put a 3m (10 ft) closet against a 3m (10 ft) wall.
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