ᐅ Approach and Selection of a Suitable General Contractor

... Helma
As a major provider of solid construction homes, who also emphasizes energy-efficient building, a meeting was almost mandatory. Although we didn’t learn much new here, at least their prices seem to be within a reasonable range. The scope of work description reads as solid, although a few items will likely be added.

... Aktiv Massivhaus Plus
Regional solid construction home builders have a reputation for delivering good craftsmanship. But are they really of higher quality than typical prefabricated home providers? How should I know?! The scope of work description reads as a sensible standard; beyond that, basically anything is possible. We also requested a quote here for an energy-plus house meeting the KfW 55 standard according to our specifications. The price is in the same range as Schwörerhaus, but it is a semi-detached house planned for a realistic plot in a very good location. Therefore, we would consider the compromise of a semi-detached home if the quality is right. What annoys me a bit, though, is the broker’s “rush.” I understand they want/need to sell, but their reasoning—that the other half is already sold and they’re just waiting for the second half to start construction—doesn’t convince me. Shouldn’t it be possible to build the first half already, or not? Not much will happen before winter anyway, so I certainly don’t have to decide quickly now... We just don’t feel ready yet (= not sufficiently informed) to build (now), as we would have to rely too much on what is being offered.
We are also somewhat skeptical about whether perfectly coordinated technology is being offered and installed here, because the provider doesn’t seem to have much experience in “energy-efficient building.” For example, with Kampa, there was support with applying for various subsidies (which were also explained), while here they just referred us to take care of it ourselves. As laypersons, that means additional work and also a risk of missing out on something. By the way, they offered us the Stiebel Eltron LWZ 303i air-to-water heat pump with integrated ventilation for a €14,732 (about $15,800) surcharge compared to a gas heating/solar system—but we can’t really assess whether this is good or bad; maybe someone here can offer more insight about this model?

The question remains whether we should bring in an independent energy and building consultant for our project anyway?! We don’t really know what requirements such a consultant should meet or which criteria we should use to select one—after all, anyone can call themselves an energy advisor.

We still have a few companies in mind (Hanse Haus, Bien-Zenker, Weberhaus, Fingerhaus, Ambiente Massivhaus, and [B]Dennert Massivhaus),[/B] and appointments have been arranged with Hanse Haus, Bien-Zenker, Fingerhaus, and some others, but we could continue consulting and comparing for years without making any real progress. As I said, for us a fair and transparent provider who understands efficient building and values solid standard features is essential. Maybe these companies can already be categorized or filtered somehow, since at some point we need to narrow it down and make a decision. Then the cost breakdown and features can be discussed in more detail.

Features and Special Requests

Finally, a brief overview of our features and special requests that we would want to add when requesting an offer, in addition to the above conditions. What do you need, what is less useful, what is even possible, and above all: what have we missed?

- Option to enlarge the floor plan, and to change knee wall height and roof pitch
- Electric roller shutters
- Smart home system (encrypted) to control roller shutters/heating, and the related question: Wiring via KNX bus system or wireless? Which makes more sense? And aren’t newer heating systems or roller shutters already controllable by default?
- Two sinks in the large bathroom
- Barrier-free (walk-in) shower
- Corner bathtub
- Semi-open kitchen with sliding door solution
- Rainwater cistern for garden and toilet water. We have also heard differing opinions on whether this is sensible or if it is inefficient due to complicated filtration/maintenance requirements?

As mentioned, we are still at a fairly early stage but see a huge amount of information that a layperson has to research or wants to research. Maybe a bit of naivety (or positively put: trust) would be helpful in some areas to make progress. You can have the best system and still end up with problems, but of course you want to minimize risk as much as possible.

We would appreciate many helpful replies!

Thanks and best regards!
Manu1986

Have you ever considered—if you have a plot of land in mind (your house depends on the plot)—visiting an architect? With their design and your equipment preferences, you can then hire a general contractor. Otherwise, it hardly matters which house building company you choose. Every one of them will be able to build a solid house—but with each, you will also need to make compromises.

Hello,
there are definitely more things to consider if you want to build a KfW 55 house. But basically, you sound quite uncertain. Maybe you should stop running around to every provider just to listen to their sales talk.
If I were to start over, I would do it the other way around. First, I choose my land. Without that, it doesn’t make sense.
Once I have that, I find an architect and plan my layout. Ideally, without a developer involved at first. Since I enjoy tinkering, I already created my dream floor plan myself, but for the first time, I would just write down the rooms with their approximate square meters and any specific wishes. Then I let someone create a proper plan from that.
Now I think about everything I want to have inside – really everything. The list goes from faucets, windows, type of flooring, walls, to the brand of electrical outlets – literally everything. And I don’t mean just quantities, but also brand, manufacturer, color – every detail. If there is something I truly don’t care about (I can’t think of anything), I would take the standard option from the provider. Otherwise, I compare my desired version with what the provider offers.
This way, you get a feel for which provider is right for you. If you are looking for a list of these detailed preferences, I think it has already been posted here a few times. Otherwise, I can look for mine and share it again.
The heating system is another special topic. Find 3 reputable heating installers in your area and get advice from them. Choose one and ideally build with that company. When it gets complicated, good local providers are always preferable.
Well then, all the best and please share your floor plan here.

Hm, I think it’s definitely a good idea to check out different construction companies—whether through catalogs, model homes, or direct contact.
However, it doesn’t have to be a detailed plan and price quote for a specific house right away. Gather impressions and remove the companies that give you a bad feeling.
No one wants to be pressured, and a good gut feeling is worth more than an upfront payment of 5000 € (about 5400 USD).
You can’t compare building a house like you compare electricity tariffs in a spreadsheet.
It also has to feel right. That’s when you make compromises.
If you happen to come across a developer while searching for land, they might take the decision out of your hands.
I would also avoid getting too fixated on this or that design. In a year, there will be different offers and styles for that amazing tile or bathtub.
You also need to feel comfortable with the heating system: what’s the use of the latest technology if it makes you uneasy?

Best regards,
Yvonne

P.S. Also take a look at the smaller construction companies in your area.

Such lists always provoke a lot of objections from all sides, as they are never complete and every house is different. So here is our list of most cost factors. If you know what you want for these items, you have most likely put a house together. Of course, you can also add more technology or have a weather vane installed on the roof. But that’s something everyone has to figure out for themselves. Many items may also not apply simply because your land might be better developed.

I only briefly mentioned all the fees as cost factors last time. Some builders cover certain fees and include them in the house price. No guarantee of completeness.

Plot of land
Earthworks for the house
Infiltration system
Cisterns
Septic system
Concrete slab, basement (waterproofing, thickness, local specifics)
Masonry, bricks (thermal performance, sound insulation, thickness)
Ceiling/ceiling height, soundproofing
Roof frame
Roof covering
Energy systems on the roof
Chimney
Lightning protection system
Windows including security features
Electric shutters
Electrical installations: outlets, switches, connections — phone, TV, internet, etc., for each room
Construction power supply box
Tiles
Sanitary fixtures: bathtub, toilet, washbasin, faucets, showers, etc., for all wet rooms
Walk-in showers
Heated towel rails
Doors including handles and fittings
Sliding door
Front door
Flooring (laminate, carpet, floorboards, parquet, etc.)
Underfloor heating
Heating system
Deep boreholes, if necessary
Ventilation systems
Plastering
Stairs
Exterior stairs
Painting, wall colors, wallpaper
Entrance canopy
Fireplace
Gravel gutter
Well
Outdoor landscaping
Parking space, driveway
Terrace & walkway

Pure cost factors:
Building application
Structural engineering, energy efficiency regulations
Land survey
Building permit / planning permission
Soil survey
Drinking water connection
Gas connection
Electrical connection
Sewage connection

Yvonne is right — the gut feeling is very important. Do you work well with someone? Do you get along and think in the same direction? Does the builder help me concretely with my project, or does he just want to sell a standard product and then disappear? Has anyone built with him in the area and is satisfied?
We actually chose the most expensive offer simply because the chemistry was right immediately, the builder helped us solve difficult development issues, and we had recommendations from acquaintances to the company.

Many first-time homebuilders are shocked during the selection process when costs easily jump by 20,000 to 30,000 euros (about 21,500 to 32,200 USD). That’s why I was glad to have made the list quite precisely from the start. I think the providers especially underestimated the equipment costs for electrical installations, tiles, stairs, and sanitary facilities. Painting should also not be underestimated and is often simply left out or declared as a DIY task. Lucky are those who have two weeks off for painting and lots of kind relatives and friends. Otherwise, that is a neat sum as well.

Hello everyone,

We are currently in the planning phase for our own home and have already gathered a lot of information from builders and online portals. Perhaps too much, because more and more new questions keep coming up, and the answers we find are often contradictory, which makes us as building novices rather uncertain – though of course we want to understand everything in detail.

Therefore, we are now trying direct communication and asking questions through this forum. Maybe some of you can help us with your tips (and less with subjective experiences) regarding our specific building project.

Framework Conditions

First of all, here are our framework conditions and preferences:

- Budget: 350,000 EUR for the house (excluding the land)
- About 150 sqm (1,615 sq ft) spread over two floors (Bavaria)
- With a basement
- Turnkey delivery (wall and floor finishes can be done by ourselves)
- Gable roof
- Plus-energy house, at least Kfw55 standard (appropriately insulated building envelope, air-to-water heat pump, central ventilation system with heat recovery, photovoltaic system with storage, hydronic underfloor heating)
- Garage optionally as a direct extension with a separate door

We do not yet own a plot of land; the search is running parallel to finding the right builder. Regarding the latter, this already presents our first challenge. We read so much and so varied about construction methods (solid construction vs. prefabricated house) and builders (bad experiences/expensive/basic equipment vs. everything top quality) that we sometimes feel we might not even want to build...

Basically, we are open to both construction methods but tend to prefer solid construction. However, the range of offers and advisory options (show homes) for turnkey prefabricated homes seem to be broader and better organized. One not insignificant question for us in this context is: How important should it be for me to have a potentially higher resale value in X years through solid construction or to increase the likelihood that the house might eventually be passed on to children (hypothetically)?

Searching for the Builder

Ultimately, we are trying to form our own picture through many conversations with building consultants. As novices, it is naturally difficult to tell whether the promises are really unique and meaningful or just good sales techniques. What performance is really good for a photovoltaic module, and what total capacity is sufficient for my house? What requirements must be met for the storage system? Which bricks are standard but are being sold to me as unique? Etc., etc., etc... We really still need to read many posts and collect information. An Excel sheet listing and comparing all items would definitely be helpful...

In addition, we are currently comparing various specifications of building services and requesting concrete but non-binding offers. In the first case, we can get a rough overview of what is basically included. However, it is harder to draw conclusions about additional costs for selections and upscale fittings, and thus about the final price. On this point, we all agree: although our budget is limited, we want to build only once and therefore not save in the wrong places or be confronted with increasing and “hidden” costs after signing the contract. Even with a contingency planned, that would annoy us, so we are looking for a transparent builder who includes high-quality materials and fittings from the start. Since this is also subjective, I will go into our preferences in more detail later.

It is also difficult to compare the submitted offers. Some sellers seem to be skilled at leaving out or minimizing items that they allegedly say we don't need, or that we don’t specifically request because we don’t think of them, just to suggest a low initial price.

As already mentioned, we have read various test reports in magazines, but here too we can’t shake the impression that almost every company has received a “good” rating in some category at some time and is using that as a selling point. Regardless of what it was for, everything seems not very meaningful or rather relative to us.

Impressions from Consultation Meetings

... Kampa

They offer prefabricated houses standard as Kfw40 and plus-energy houses, so I hope they have expertise in energy-efficient building and that the installed technology/models are coordinated and sensible for the intended house. The house price seemed a bit high to us, but it was emphasized that the standard equipment is already high quality (electric shutters, smart home technology, walk-in shower...). In addition, kitchen, floor, and wall coverings were included but could also be removed.

... Schwörerhaus

Regarding options, Schwörerhaus actually sounded quite promising. The consultant also made a competent and pleasant impression. BUT: They tried more to convince us by price than by quality and pushed one of the 111 promotional houses. Various items were removed here, which was explained step by step, but it seems further and hidden costs are inevitable.

Also, I am a bit skeptical about the heating technology the consultant warmly recommended. This was the Schwörerhaus fresh air heating system, a controlled ventilation system with integrated air-to-air heat pump and PTC systems in the rooms for heating instead of, for example, underfloor heating. For domestic hot water, however, a separate heat pump would still need to be installed. To achieve a plus-energy house, of course, photovoltaic with (Knut) storage system for power generation and use is required. According to him, this would be the cheaper/more efficient system than the “classic” system with an air- or brine-water heat pump for domestic hot water and heating. He also recommended a brine-earth heat exchanger for 5,000 EUR (about 5,500 USD), but I really can’t imagine that it makes financial sense?!

Conclusion: Schwörerhaus sounded and still sounds interesting in terms of options but seems to want to attract customers initially with a low price. Higher-quality fittings have to be taken care of during selection, which will significantly increase the price. You just have to remember to do it yourself.