ᐅ Building Planning Before Buying Land – Any Experiences?

Good evening everyone,

first of all, a quick thank you to all the "experienced home builders" who have shared their knowledge. You have helped me put together some puzzle pieces – but we are still at the very beginning and currently feel a bit "lost."

Some initial information:

- Budget framework is clear
- Plot of land has not yet been purchased (we are on waiting lists; this is made more difficult since we are married but without children and the building plot is in another residential area → fewer points for allocation)
- Have read the HOAI house construction roadmap
- The overall package must be right. This means: We don’t have to build at all costs → will continue renting. The decision would be purely "emotional" to feel at home → high quality and sustainability are requirements, as anything less would be a dealbreaker.

For us, the question is which things we can clarify, research, and consider already today?

1. Planning with or without our own architect?
With an architect, I can plan more individually, of course. He could potentially also take on construction supervision.
On the forum, I have repeatedly read that architects from prefabricated house manufacturers (often referred to here jokingly as “drafting minions” :-)) rarely respond individually to customer wishes and tend to focus heavily on the manufacturer’s financial interests. Is that really true, or are there good experiences as well? Looking at an example from a well-known provider in Erkheim (one of the premium providers), I see very individual designs created there themselves. According to their homepage, you can also bring your own architect’s plans.

Assuming it will be a “normal” plot of land (no slope, extremely narrow, etc.), we have the following requirements for the rooms:

- About 140 sqm (1,506 sq ft) living space (two persons; possibly a child later)
- 90% slab-on-ground → utility/technical room
- Open-plan living-dining area + kitchen
- Small pantry/storage room (near the kitchen, possibly under the stairs to the upper floor)
- Guest WC
- Bedroom
- Walk-in closet (possibly walk-through to bathroom)
- Bathroom with walk-in shower (built-in, no glass), no bathtub
- Children’s room
- Study/office
- Gallery (would be “nice to have” → probably would then need more than 140 sqm)
- Technical features: photovoltaic system (mandatory in Baden-Württemberg), smart home
- Barrier-reduced (e.g., level sliding window – as far as costs allow)

We have seen some floor plans from prefabricated house providers that we find suitable for the plot. I would assume that some thought has been put into these layouts – for example regarding short distances, etc. – or am I wrong?

My feeling is that with my own architect, I am in a better position to compare and negotiate. With a concrete plan, I or the architect approach providers and get quotes.
What worries me somewhat in this context: What if all providers from my “relevant set” drop out? Especially regarding sustainability. Then I have a plan but no matching provider. – Or are these worries unfounded?
On the other hand, I am concerned that I might commit too quickly to one provider or not be able to really compare offers well. Do you see ways to handle this? If so, how would you proceed to ensure comparability?

Is my assumption correct that I can already approach providers once I have performance phases 1-4 completed? The costs at this stage are still manageable (around 2% of the total cost), right?

One concern I still have about a “drafting minion”: Does he really care about things like how the light falls into the house? The house may be perfectly planned, but if the study is in direct sunlight all day, that’s no fun. Would someone like that think about such details, or is that more the role of a dedicated architect?

What is your opinion? Would you, in my situation (if you need more info, please ask), rather go with your own architect or say that this can also be done with a prefabricated house manufacturer? Or would you differentiate between individual providers in this case?

2. What other considerations can we tackle before building on the plot, and which should we better wait for after?

Many thoughts... I also appreciate partial answers. Thanks!

myfreakout schrieb:

The plot has not been purchased yet (we are on waiting lists);

Once the plot is confirmed, you can check the zoning or development plan to see what you are allowed to build or not, everything else is just wishful thinking. Place a search ad in the local bulletin in your desired building areas, your seller over 80 years old probably does not use online real estate portals.

myfreakout schrieb:

- Budget framework is settled

How much is it exactly? That will determine whether you need to go with a general contractor or stick with an architect.

myfreakout schrieb:

I have a plan but no suitable provider. - Or are these concerns unfounded?

But you can build with the architect directly without looking for a general contractor, right?

myfreakout schrieb:

Especially regarding sustainability.

What does that mean for you?

myfreakout schrieb:

In the forum, I often read that architects working for prefab home manufacturers (sometimes called “drafters” here) tend to pay little attention to individual customer wishes and focus mainly on the manufacturer’s financial interests.

Well, it’s really only one person who strongly criticizes employed architects like that.
I find that unfair, because those architects have a very different role than freelance architects you would hire yourself.

To explain, what a typical standard general contractor (GU) — including regional builders — actually builds and offers: they run a company aimed at the average consumer in terms of budget, needs, and plot size. They have designed about 10 model home types that can be modified with little effort by increments of a common brick size, a 62.5cm (25 inch) modular grid, a brick height, or standard window dimensions. It should be noted that every window is custom-made to order, so there really isn’t a “standard.” However, for a general contractor or window manufacturer, it is possible to offer, for example, 50 identical windows for 10 houses more cheaply than if 50 different window sizes were ordered for those houses. The same applies to almost every trade, broadly speaking.

The house designs are almost identical: few roof pitches and few house concepts. There are usually base, comfort, and high-end versions of each type, as the market expects this. Much is already organized in folders and files, and some subcontractors can carry out many tasks “blindly.”

Overall, a model home built “turnkey” is cost-effective for the client. Many aspects are taken care of that might overwhelm a layperson. It’s cheaper, but of course, the general contractor needs to earn a profit, which comes from volume and standardization.

The general contractor then has a few employees for marketing, sales, and of course, architectural services. Their focus is no longer on creativity and individuality for difficult plots but on fine-tuning everything for small customer wishes, adjusting details on request, and preparing the building permit (planning permission). They don’t have 6 clients a year but 60 a month. The priorities are different, especially since many builders cannot or do not want to deal with bureaucratic hurdles.

Everything has its place and has developed over decades based on what consumers want. It’s a bit like a package holiday.
So I find the term “drafter” very inappropriate and disparaging when referring to employed architects in a general contracting firm.

Conversely, many clients turn the architect into a puppet: “I want it like this,” or “My spouse dreams of...,” or “I’m paying you, so you have to follow my wishes...” That turns both freelance and employed architects into mere draftsmen. It may be true that one expects peak creativity from an architect and therefore looks down on engineers employed by general contractors, but they still know more about house building than the client.

Maybe this already answers the issue of individual client wishes versus a general contractor’s interests? Individuality is not desired when processing large volumes. Some things are possible, many aren’t. If you, as the client, want an exotic step-free terrace door, you are probably in the wrong place with an average general contractor because such a door requires special sealing, which no small window supplier in a rural area can handle. The window supplier might, but maybe not.

myfreakout schrieb:

Does a general contractor really care about things like how the light falls into the home? The house can be well designed, but if the office is in direct sunlight all day, it’s not very pleasant. Does someone like that think about such things?

This question is basically answered. Of course, they’ve learned how light should be directed. But honestly: if the client tells you that something is “a matter of taste” when you, as a professional, are pointing out flaws, eventually you get tired of arguing with “the crowd.”
So you design the office facing south and the kitchen facing north, as requested... the architect can think about it but doesn’t have to if there’s no respect.

myfreakout schrieb:

No slope, extremely narrow, etc.

What do you mean?

myfreakout schrieb:

Possibly a child later

One or two?

Planning without a plot of land makes little sense. However, you can use the time wisely. Visit show homes, tile and bathroom showrooms, and so on, and casually find out what you like.

Look around. What do you like or dislike at acquaintances’ or friends’ houses? The spacious hallway, the small toilet, the flooring, and so on.

We built with a small general contractor. The owner is an architect. Of course, he works independently, and there is a surveyor for quality assurance. The planning was customized. He collaborated with local craftsmen.

For sustainability, check out Wir leben Haus. Maybe that’s what you have in mind.

Hello!
We are building with the company from Erkheim. Not primarily for sustainability reasons (which is a nice bonus for us), but because we feel very well taken care of there, are confident that the quality will be right, and our own time investment is optimized.
The architect is their partner, but we commissioned him independently, so he is accordingly independent. Everything is great here as well, and all our wishes have been properly taken into account.
Of course, you need a plot of land. Once we had one, we only contacted this company and that was enough; we didn’t inquire with any others. Time was an issue for us, though.

ypg schrieb:

How tall is it? That determines whether you even need a general contractor or can stick with an architect.

800,000 EUR; including the plot (160,000 - 200,000 EUR)

ypg schrieb:

But you can build with the architect without having to look for a general contractor, right?!

If no provider from my relevant group remains, then it would be difficult. The concern is simply that I end up with a design from the architect that cannot actually be realized.

ypg schrieb:

What does that mean for you?

Minimizing the consumption of energy and resources. The processed raw materials should not be harmful to health (I’m aware of certifications, but questionable foams and silicones are still being used). Since we also find wood visually appealing, that would be a material we would like to work with.

ypg schrieb:

So, it is (almost) just one person who is so harsh on the employed architects.
I find that unfair because they have a very different role than an independent architect you hire.

I totally agree with you. I only quoted it because I had read it. Your explanation helped me a lot. Thank you!

ypg schrieb:

Meaning?

With a very narrow plot or a sloped site, there are a few special considerations. If I hadn’t mentioned it, someone might have said it depends on the plot (I would have added a smiley there).

ypg schrieb:

One or two?

Maximum one (unless twins arrive – you never know. If necessary, the study room would have to give way).

ypg schrieb:

The general contractor then has a few employees for marketing, sales, and of course for architectural services. They no longer focus on creativity and individuality for difficult sites but finalize everything neatly for small individual wishes of the client, adjust things on request, and prepare the building permit application. They do not have 6 clients a year but 60 per month. The focus is different, something a creative person might not be able to do at all – dealing with official paperwork.

The company from Erkheim builds about 180 to 200 houses per year and has 14 architects.