ᐅ Solid Construction House Providers in Hamburg – Alternatives to Viebrockhaus?
Created on: 9 Feb 2025 12:07
L
Lguenther
Hello everyone,
We are 99% certain about a plot of land and want to build a single-family house, single-story (gable roof with dormer or preferably a townhouse style) without a basement, with 225 sqm (2,421 sq ft), 5 bedrooms, 1 office, 2 shower bathrooms, and 1 full bathroom. Since the house has to be placed quite far back on the lot, the floor plan is rather unusual (side entrance, kitchen, living and dining areas on one side).
We have already received several offers from different builders, but so far only Viebrockhaus is an option, as the other two (Mollwitz, Breyer, and Seck) are too expensive.
Viebrockhaus is also just within our budget, which leaves little room for further adjustments.
We would like to get more offers in hopes of finding a provider who might allow for a bit more financial flexibility.
One of the main reasons Viebrockhaus is attractive to us is that much is well thought out and prepared, so we don’t have to invest too much effort as homeowners. (We have 4 small children, and our time and energy are resources we need to manage carefully.)
It is important to us that the house is built with solid masonry construction, with reliable and transparent planning and communication, and preferably a very transparent cost estimate (based on quantities). Above all, we want a truly solid build quality, preferably with no shortcuts on-site, so we don’t have to supervise the construction every day to keep things on track.
We have considered and requested an offer from Kagebau. I have also looked at Team Massivhaus, but I have often heard that as a homeowner you have to handle a lot yourself there (such as dealing with authorities, etc.).
Do you think there is an alternative that could be interesting for us? Or are our requirements too high or unrealistic regarding quality, price, and service? Do you have any other ideas or suggestions?
We are 99% certain about a plot of land and want to build a single-family house, single-story (gable roof with dormer or preferably a townhouse style) without a basement, with 225 sqm (2,421 sq ft), 5 bedrooms, 1 office, 2 shower bathrooms, and 1 full bathroom. Since the house has to be placed quite far back on the lot, the floor plan is rather unusual (side entrance, kitchen, living and dining areas on one side).
We have already received several offers from different builders, but so far only Viebrockhaus is an option, as the other two (Mollwitz, Breyer, and Seck) are too expensive.
Viebrockhaus is also just within our budget, which leaves little room for further adjustments.
We would like to get more offers in hopes of finding a provider who might allow for a bit more financial flexibility.
One of the main reasons Viebrockhaus is attractive to us is that much is well thought out and prepared, so we don’t have to invest too much effort as homeowners. (We have 4 small children, and our time and energy are resources we need to manage carefully.)
It is important to us that the house is built with solid masonry construction, with reliable and transparent planning and communication, and preferably a very transparent cost estimate (based on quantities). Above all, we want a truly solid build quality, preferably with no shortcuts on-site, so we don’t have to supervise the construction every day to keep things on track.
We have considered and requested an offer from Kagebau. I have also looked at Team Massivhaus, but I have often heard that as a homeowner you have to handle a lot yourself there (such as dealing with authorities, etc.).
Do you think there is an alternative that could be interesting for us? Or are our requirements too high or unrealistic regarding quality, price, and service? Do you have any other ideas or suggestions?
N
nordanney9 Feb 2025 22:14MachsSelbst schrieb:
This square meter calculation is a bit unrealistic. Hallways 12m² (130 sq ft)? Including the entrance area, also called the foyer?
Doesn't work. Depends on the floor plan. That’s why you need an architect.
MachsSelbst schrieb:
12m² (130 sq ft) for a child’s bedroom is already borderline small, I actually consider that almost a waste of space. Speaking from experience with three kids. 10m² (108 sq ft) is comfortably enough.
MachsSelbst schrieb:
for a bedroom with a double bed and wardrobe, it’s also too little if you want to have some space to move around. I don’t know how big your beds and wardrobes are or how much “space to move around” you expect beyond the bed...
And that’s exactly why you either need a planner or simply build large and expensive. Which is not a problem, but you have to be aware that it costs money. You can’t have both – large and extra cheap.
M
MachsSelbst9 Feb 2025 23:09nordanney schrieb:
I almost consider that a waste of space. Speaking from experience with three children, 10sqm (108 sq ft) is comfortably enough. I assume you are divorced and the children no longer live with you?
N
nordanney10 Feb 2025 08:28MachsSelbst schrieb:
I think you are divorced and the children no longer live with you? There were times when we were still married, built a house, and lived with three children and a dog. We didn’t have the children only after the divorce...
Now the children live with me “only” part-time (one-third of the month).
Lguenther schrieb:
Since the house needs to be positioned quite far back on the plot, the floor plan (side entrance, kitchen, living and dining all on one side) is rather unusual. Then please send the plot details and the completed questionnaire as soon as possible!
Lguenther schrieb:
We already have several offers from different builders, but so far only Viebrockhaus is an option, as the other two (Mollwitz, Breyer, and Seck) are too expensive.
Viebrockhaus is financially just barely within our range, which means there is little budget left for further modifications. We would like to get additional offers in the hope of finding a builder with a bit more financial flexibility. One of the main reasons Viebrockhaus appeals to us is that many things are well thought out and prepared, so we don’t have too much work as owners. (We have four young children, and our time and energy are resources we need to manage carefully.)
It is important for us to have a solid masonry construction, reliable and transparent planning and communication, and preferably a very transparent cost calculation (based on quantities). Above all, we want a truly solid build quality, ideally without poor workmanship, and not requiring daily presence on site to keep things under control.
We considered asking Kagebau for an offer. I also had Team Massivhaus in mind, but I have heard more often that as an owner you have to take care of many things yourself (official permits, etc.). On your plot, they cannot act as the principal contractor but possibly as a general contractor. Professionally, I work as an independent owner’s advisor and help find architects and building companies. Just two minutes on their websites made it clear to me that Mollwitz clients are undoubtedly the very top tier—like piano teachers and cleaners building with Breyer and Seck. Both are several income brackets above the typical clientele of Viebrockhaus (ordinary senior employees with company cars, mid-sized city lawyers, medical specialists without their own clinics). If you are looking for a competitor to Viebrockhaus as a cost-effective but not economy builder, Kagebau and Team Massiv should at least be in the same league. Gathering more candidates for a bidding round before deciding is not productive.
Lguenther schrieb:
We are 99% sure about a plot and want to build a single-family house, single storey (gable roof with dormers or preferably a townhouse style) without a basement, with 225sqm (2,422 sq ft), 5 bedrooms, 1 office, 2 shower bathrooms, 1 full bathroom. [...] Do you think there is an alternative that might be interesting for us? Or are our demands on quality, price, and service just too high or unrealistic? Do you have any other ideas or suggestions? I don’t know your plot and will assume (just as a polite hypothetical and not out of conviction) the values you gave as accurate. Then I see a semi-detached two-family house (you can initially omit the separate apartment doors and connect utilities to a single meter) with two regular family units (i.e., two children’s rooms each), the upper one with a second bathroom above the utility room on the ground floor. Take a look at my "Housebuilding Roadmap, also for you: the HOAI phase model," then complete “Module A” with an independent architect and make a decision during the subsequent planning phase. I wouldn’t be surprised if the preliminary draft ends up around 180sqm (1,938 sq ft). Laypersons often plan somewhat clumsily, typically leaving about 20% of “invisible” surface area that nevertheless affects the budget. For now, I will only be available here during the first half of the week (but reachable via comments through my online practice).
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Mittelstädthaus from Himmelpforten, Schlüter Bauregie from Harsefeld, Zimmerei Noll from Tostedt, Effinger from Seevetal, Team Massiv from Büdelsdorf, Tünjes & Meichsner from Bösel, Lübberstedt from Winsen/Luhe, Eco-System with multiple locations, Dammann-Haus from Wohnste. I am not familiar with the northern region.
You just have to ask and keep asking a general contractor. Their offers often include what is included in their brochures. Later on, the homeowner often doesn’t think to just ask them. They won’t proactively provide their services on their own.
Do you have an offer that includes the client’s scope of work including masonry facing / brick veneer, or just a lump sum for how much the proposed house design will cost according to the construction specifications?
I would say: even if it’s hard to believe from Viebrockhaus, it is possible.
When I read something like that, my nonexistent neck hairs stand on end.
Why does it have to be this way, why does it have to be that way? Isn’t it more like someone wants to make it complicated for themselves? Because “(entrance on the side, kitchen, living and dining all on one side)” is definitely not unusual!
P.S. I would also go to an architect.
Delicosa schrieb:
Up until the start of construction, that applies correctly to Team Massivhaus. After that, it depends on the commitment of the site manager. (In our case, it was really good (Schleswig-Holstein)).
However, it should be mentioned that the authorities in Hamburg and Schleswig-Holstein know Team Massivhaus and are aware that they often send inexperienced homeowners on their own. I encountered a lot of patience there.
You just have to ask and keep asking a general contractor. Their offers often include what is included in their brochures. Later on, the homeowner often doesn’t think to just ask them. They won’t proactively provide their services on their own.
Lguenther schrieb:
As I said, with Viebrockhaus we already have an option that is within the stated budget.
Do you have an offer that includes the client’s scope of work including masonry facing / brick veneer, or just a lump sum for how much the proposed house design will cost according to the construction specifications?
Lguenther schrieb:
We have 700,000 for the house construction.
I would say: even if it’s hard to believe from Viebrockhaus, it is possible.
Lguenther schrieb:
Since the house must be positioned quite far back on the plot, the floor plan (entrance on the side, kitchen, living and dining all on one side) is quite unusual.
When I read something like that, my nonexistent neck hairs stand on end.
Why does it have to be this way, why does it have to be that way? Isn’t it more like someone wants to make it complicated for themselves? Because “(entrance on the side, kitchen, living and dining all on one side)” is definitely not unusual!
P.S. I would also go to an architect.
schubert7910 Feb 2025 18:23You have already been to the architect (Mollwitz), haven’t you?
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