K
Karolina111525 Apr 2016 09:32Hello everyone,
We are interested in a shell construction with roof and windows, but unfortunately without a basement.
Price is about 145,000 euros + 25,000 euros incidental costs.
Does anyone have experience with buying a shell construction?
What should we consider before hiring a building surveyor?
Are there common defects?
Is the price for 160 m² (1,722 sq ft) without a basement, including windows and roof, reasonable or too expensive?
We expect around 150,000 euros until completion. Is that realistic?
We are a bit uncertain since the shell construction has been standing like this for 2 years.
Many thanks.
We are interested in a shell construction with roof and windows, but unfortunately without a basement.
Price is about 145,000 euros + 25,000 euros incidental costs.
Does anyone have experience with buying a shell construction?
What should we consider before hiring a building surveyor?
Are there common defects?
Is the price for 160 m² (1,722 sq ft) without a basement, including windows and roof, reasonable or too expensive?
We expect around 150,000 euros until completion. Is that realistic?
We are a bit uncertain since the shell construction has been standing like this for 2 years.
Many thanks.
Hello Karolina,
Unfortunately, many of your questions are difficult to answer.
- I assume the shell construction is being sold together with the land? So the price is for both the land and the shell building. Is that correct?
- Location is also a key factor—especially regarding land. How are the costs divided between land and shell construction?
- What exactly do the additional costs of 25,000 refer to?
--> At this stage, especially from a distance, it’s impossible to say or claim whether the price is fair or not.
There are no typical defects in shell constructions. It depends on the location—how the building was exposed to weather conditions and what kind of ground it stands on. In other words, water and moisture play the biggest role. Of course, the evaluation of construction quality and materials used (brick type, thickness, insulation value, roof tiles, roof structure, windows, foundation, slab, etc.) can be provided by a building inspector.
The interior finishing is quite an undertaking. Surely, everything from A to Z is still missing here. From A like utility connections and landscaping to E like electrical work and screed/insulation, to Z for access roads and all indoor trades (heating, ventilation, screed, wall construction……there are a thousand details).
Experts can estimate the cost of completing the interior finishing fairly accurately based on your wishes and the current building status. Giving a forecast on whether $150,000 will be enough is impossible from afar. Please get solid advice and avoid guessing, so you don’t face a financial setback later.
If the shell itself is still in good condition (it usually survives well for about two years) and the location is also good, basically, there is no reason to reject the purchase. Many people do this, so it is not unusual. Depending on your finishing requirements—as mentioned, this is very expensive—you can then determine if the project is realistically feasible within your budget.
Best regards
Thorsten
PS: I have some experience with this because a shell house is basically a shell structure that still needs to be finished. The main difference is that a shell house hasn’t been exposed to moisture, as it is sealed after about two days.
Unfortunately, many of your questions are difficult to answer.
- I assume the shell construction is being sold together with the land? So the price is for both the land and the shell building. Is that correct?
- Location is also a key factor—especially regarding land. How are the costs divided between land and shell construction?
- What exactly do the additional costs of 25,000 refer to?
--> At this stage, especially from a distance, it’s impossible to say or claim whether the price is fair or not.
There are no typical defects in shell constructions. It depends on the location—how the building was exposed to weather conditions and what kind of ground it stands on. In other words, water and moisture play the biggest role. Of course, the evaluation of construction quality and materials used (brick type, thickness, insulation value, roof tiles, roof structure, windows, foundation, slab, etc.) can be provided by a building inspector.
The interior finishing is quite an undertaking. Surely, everything from A to Z is still missing here. From A like utility connections and landscaping to E like electrical work and screed/insulation, to Z for access roads and all indoor trades (heating, ventilation, screed, wall construction……there are a thousand details).
Experts can estimate the cost of completing the interior finishing fairly accurately based on your wishes and the current building status. Giving a forecast on whether $150,000 will be enough is impossible from afar. Please get solid advice and avoid guessing, so you don’t face a financial setback later.
If the shell itself is still in good condition (it usually survives well for about two years) and the location is also good, basically, there is no reason to reject the purchase. Many people do this, so it is not unusual. Depending on your finishing requirements—as mentioned, this is very expensive—you can then determine if the project is realistically feasible within your budget.
Best regards
Thorsten
PS: I have some experience with this because a shell house is basically a shell structure that still needs to be finished. The main difference is that a shell house hasn’t been exposed to moisture, as it is sealed after about two days.
B
Bauexperte25 Apr 2016 10:27Hello,
First of all, in my opinion, the price is okay. What about the cost of the land?
Basically, this question cannot be answered without being on site at the shell stage. Therefore, the replies from users here might not be very helpful for you.
Go through the shell construction with a building inspector _before_ you buy. They will check, among other things, whether the load-bearing interior walls were built with the correct type of block; if existing window openings have appropriate lintels; if laminated safety glass (LSG) is installed on the correct side, etc. I’m quite certain you won’t be able to spot any defects yourself, no matter how carefully they are described.
If the inspector gives their approval – make sure to get a written report – you can buy the shell construction. Two years is not a long time for a vacant building. Also, a budget of €150,000 for interior finishing is safe, as long as you don’t plan to implement very high-end features.
Regards,
Bauexperte
Karolina1115 schrieb:
Is the price for 160m² (1,722 sq ft) without a basement, including windows and roof, reasonable or too expensive?
We are budgeting around €150,000 until completion. Is that realistic?
We’re a bit uncertain since the shell construction has stood unfinished for 2 years.
First of all, in my opinion, the price is okay. What about the cost of the land?
Basically, this question cannot be answered without being on site at the shell stage. Therefore, the replies from users here might not be very helpful for you.
Go through the shell construction with a building inspector _before_ you buy. They will check, among other things, whether the load-bearing interior walls were built with the correct type of block; if existing window openings have appropriate lintels; if laminated safety glass (LSG) is installed on the correct side, etc. I’m quite certain you won’t be able to spot any defects yourself, no matter how carefully they are described.
If the inspector gives their approval – make sure to get a written report – you can buy the shell construction. Two years is not a long time for a vacant building. Also, a budget of €150,000 for interior finishing is safe, as long as you don’t plan to implement very high-end features.
Regards,
Bauexperte
The key factor is the quality of construction work, supported by documentation of the planning details (insulation in earth-contact areas/floor slab/strip foundations, building waterproofing, shell construction details, windows, etc.) and the preceding planning, including the approved building permit/planning permission, the thermal insulation certificate, the building permit application and structural calculations used during construction, the soil survey serving as the basis for structural engineering and foundation design, the site drainage plan including any possible drainage planning, and the planning documents for utility connections.
Then, naturally, the ownership status must be clarified (land register excerpt, encumbrance certificate), which may also provide information regarding the reason why the shell construction is being sold.
Ultimately, the shell structure, provided that all parts have the necessary building law approvals, must correspond to your expectations of a house design. If this is not the case, there must be other significant reasons to consider modifying the shell construction, possibly involving structural interventions. The purchase price would be of interest if it includes the land cost and if the shell was properly and verifiably built by a professional company.
If you have a concrete interest, you should carefully inspect the building with an expert such as a surveyor, architect, structural engineer, or statics specialist and verify the points mentioned above.
Then, naturally, the ownership status must be clarified (land register excerpt, encumbrance certificate), which may also provide information regarding the reason why the shell construction is being sold.
Ultimately, the shell structure, provided that all parts have the necessary building law approvals, must correspond to your expectations of a house design. If this is not the case, there must be other significant reasons to consider modifying the shell construction, possibly involving structural interventions. The purchase price would be of interest if it includes the land cost and if the shell was properly and verifiably built by a professional company.
If you have a concrete interest, you should carefully inspect the building with an expert such as a surveyor, architect, structural engineer, or statics specialist and verify the points mentioned above.
One very important aspect has not been mentioned so far: the building permit / planning permission! If it has already expired due to conditions or other requirements, you would need to apply for a new one. In that case, it could happen that already completed work may no longer comply (e.g., insulation no longer meets the minimum standards).
What do you understand by “shell construction”? With or without roof windows / skylights? There are several trades involved that can be quite costly. Having the roof and windows would even have advantages over two years because the building would be much drier by now. How about utility connections?
When we were offered a shell construction, it included the roof and windows as well as utility connections. The entire interior finishing was missing. It fell through because the building permit had expired and we were unsure if we could get a new one, plus the owner wanted ridiculous easement rights. The price was an absolute bargain. The house still stands in the same shell state after two years...
For our interior finishing, we originally budgeted around €80,000 (about $90,000), including some extras. It could also have been done for about €60,000 ($67,000). This covered heating, electrical work, interior walls, plastering, plumbing, staircase, wall finishes, flooring, interior doors, and the front door (which was missing, only a construction door was installed). The utility connections, including water supply and stormwater drainage, were completed.
What do you understand by “shell construction”? With or without roof windows / skylights? There are several trades involved that can be quite costly. Having the roof and windows would even have advantages over two years because the building would be much drier by now. How about utility connections?
When we were offered a shell construction, it included the roof and windows as well as utility connections. The entire interior finishing was missing. It fell through because the building permit had expired and we were unsure if we could get a new one, plus the owner wanted ridiculous easement rights. The price was an absolute bargain. The house still stands in the same shell state after two years...
For our interior finishing, we originally budgeted around €80,000 (about $90,000), including some extras. It could also have been done for about €60,000 ($67,000). This covered heating, electrical work, interior walls, plastering, plumbing, staircase, wall finishes, flooring, interior doors, and the front door (which was missing, only a construction door was installed). The utility connections, including water supply and stormwater drainage, were completed.
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