ᐅ Comparison of the Scope of Construction Work: What Should We Prioritize?
Created on: 3 Feb 2014 15:16
K
kochones
Hello!
I have already read a lot here, but unfortunately many use abbreviations like WU basement or similar… I can’t really tell what they mean. But that’s not the only issue.
The starting point is that we want a basement. We have a sloping site, the street level is at 0 m (0 ft), the building envelope starts at about -1.5 m (-5 ft) and ends around -2.7 m (-9 ft). We want a partial separate apartment, about one-third of the total size… approximately 35 m² (375 sq ft)! The rest of the basement will not be living space and should be completely underground.
The fact is, we own a building plot and we don’t know who we will be building with, as it’s not possible to compare offers. One construction company writes in their building and scope of work description about strip foundations and steel fiber reinforced concrete, poured concrete exterior walls… others specify a reinforced concrete slab with 15 kg/m² (3 lb/sq ft) steel reinforcement or masonry with hollow clay bricks.
Since there are semi-detached houses from the 1960s in the neighborhood, I have taken a closer look at them. Some have cracks in the basement exterior walls. Now I don’t know which type of basement or which construction materials we should choose.
Thank you in advance for your experiences and suggestions!
I have already read a lot here, but unfortunately many use abbreviations like WU basement or similar… I can’t really tell what they mean. But that’s not the only issue.
The starting point is that we want a basement. We have a sloping site, the street level is at 0 m (0 ft), the building envelope starts at about -1.5 m (-5 ft) and ends around -2.7 m (-9 ft). We want a partial separate apartment, about one-third of the total size… approximately 35 m² (375 sq ft)! The rest of the basement will not be living space and should be completely underground.
The fact is, we own a building plot and we don’t know who we will be building with, as it’s not possible to compare offers. One construction company writes in their building and scope of work description about strip foundations and steel fiber reinforced concrete, poured concrete exterior walls… others specify a reinforced concrete slab with 15 kg/m² (3 lb/sq ft) steel reinforcement or masonry with hollow clay bricks.
Since there are semi-detached houses from the 1960s in the neighborhood, I have taken a closer look at them. Some have cracks in the basement exterior walls. Now I don’t know which type of basement or which construction materials we should choose.
Thank you in advance for your experiences and suggestions!
B
Bauexperte18 Feb 2014 11:19Hello,
This means that if the soil report indicates different soil classes, it will become expensive because a.) soil replacement will be required and b.) the excavated material must be disposed of at a high cost => topic of additional foundation costs!
Certain or assumed? This is included in the scope of work in very few construction specifications; usually “only” in pure developer projects.
Only if the excavated soil is suitable for this purpose.
What does this mean?
Doesn’t sound very convincing... our slabs are over 20cm (8 inches) thick depending on structural requirements.
Not recommended under any circumstances! You are the owner and master of your fate – meaning you are liable for negligent foundation work!
Since you – apparently – seem to have such concerns about the house building topic, why don’t you get external professional support?
Regards, Bauexperte
kochones schrieb:
Excavation of soil classes 3 to 5 in the foundation pit as well as the necessary storage on the ground... (I don’t understand this, for example)
This means that if the soil report indicates different soil classes, it will become expensive because a.) soil replacement will be required and b.) the excavated material must be disposed of at a high cost => topic of additional foundation costs!
kochones schrieb:
Removal of excess excavated material from the foundation pit including landfill fees
Certain or assumed? This is included in the scope of work in very few construction specifications; usually “only” in pure developer projects.
kochones schrieb:
Refilling the working spaces with the stored excavated soil
Only if the excavated soil is suitable for this purpose.
kochones schrieb:
Soil is not spread on the ground... but is included in the landscaping services
What does this mean?
kochones schrieb:
- Basement slab with steel fiber reinforced concrete 12cm (5 inches) on 12cm (5 inches) gravel filter layer and PE foil covering
Doesn’t sound very convincing... our slabs are over 20cm (8 inches) thick depending on structural requirements.
kochones schrieb:
But without a soil report????
Not recommended under any circumstances! You are the owner and master of your fate – meaning you are liable for negligent foundation work!
Since you – apparently – seem to have such concerns about the house building topic, why don’t you get external professional support?
Regards, Bauexperte
Bauexperte schrieb:
Hello,
That means if the soil report shows different soil classes, it will become expensive because a) soil replacement must be carried out and b) the excavated material must be disposed of at a high cost => issue of additional foundation costs!
------Correct!
Certain or assumption? This is rarely included in the scope of services in construction descriptions (CD); actually "only" in pure developer projects.
-------------Certain!!!!!!
If and only if the excavation material is suitable for that purpose.
-Exactly......
Means?
Doesn't sound very promising ... our slabs are over 20 cm (8 inches) thick; depending on structural requirements.
Not recommended at all! You are the owner and responsible for your own decisions – meaning you are liable for negligent foundation work!
If you – apparently – are so concerned about the homebuilding process, why don’t you get external professional help?
Regards, BauexperteNo .... as I said, I will definitely hire an expert to inspect the property.
So, another week has passed. But overall, we are a bit wiser. The general contractor’s (GC) offer is stated to be accurate within plus or minus 3%.
So, we have an offer for a 120sqm (1,292 sq ft), 1.5-story single-family house built to KfW 70 standard with an air-source heat pump for 270,000 euros, but we don’t know what it will look like or how big the terrace will be... no idea. Without a planning contract, we won’t get any plans or sketches drawn up. The GC says he will try to stick to that price. Overall, he claims the final cost will not exceed 3% above the offer. We would agree to that, but of course, we would like to have a rough idea of the design.
So, I have to get back in touch again. For now, I have an appointment with another local GC, who has been established here for a while, where I want to request another offer. Let’s see where that leads, as he works with almost the same craftsmen. We’ll see.
So far, my favorites are: 1. the mentioned GC with the 270,000 euros offer, 2. the craftsmen’s own house project at 250,000 euros plus additional construction costs, so I also estimate about 270,000 euros there, 4. was Stadt & Land... but that was a quick rejection because they are no longer up to date. The next appointment is on Wednesday with the other GC—let’s call that GC2 here.
I’ll keep you updated.
So, we have an offer for a 120sqm (1,292 sq ft), 1.5-story single-family house built to KfW 70 standard with an air-source heat pump for 270,000 euros, but we don’t know what it will look like or how big the terrace will be... no idea. Without a planning contract, we won’t get any plans or sketches drawn up. The GC says he will try to stick to that price. Overall, he claims the final cost will not exceed 3% above the offer. We would agree to that, but of course, we would like to have a rough idea of the design.
So, I have to get back in touch again. For now, I have an appointment with another local GC, who has been established here for a while, where I want to request another offer. Let’s see where that leads, as he works with almost the same craftsmen. We’ll see.
So far, my favorites are: 1. the mentioned GC with the 270,000 euros offer, 2. the craftsmen’s own house project at 250,000 euros plus additional construction costs, so I also estimate about 270,000 euros there, 4. was Stadt & Land... but that was a quick rejection because they are no longer up to date. The next appointment is on Wednesday with the other GC—let’s call that GC2 here.
I’ll keep you updated.
Hello Kochones,
it is best to have the tender prepared by an architect. The architect should consult an experienced structural engineer. This way, you will receive comparable specifications and offers based on the same foundation. Anything else carries a high risk of being taken advantage of by various companies. The cost for a professional tender is quickly saved later during the measurement and billing process. It is very important that the tender does not include unit prices (EP), and if it does, have them removed and reconfirmed. I learned this from experience. The architect and the shell construction company were friends. I had no chance in court. Many execution mistakes are simply not corrected later. You never know who is working with whom. Usually, a portion of the fees paid flows behind the scenes. Everything is justified by claiming compliance with the DIN standard. A general rule: do not hire any company recommended by the architect! Visit reference houses on site yourself to convince yourself.
Good luck.
C. Karlo
it is best to have the tender prepared by an architect. The architect should consult an experienced structural engineer. This way, you will receive comparable specifications and offers based on the same foundation. Anything else carries a high risk of being taken advantage of by various companies. The cost for a professional tender is quickly saved later during the measurement and billing process. It is very important that the tender does not include unit prices (EP), and if it does, have them removed and reconfirmed. I learned this from experience. The architect and the shell construction company were friends. I had no chance in court. Many execution mistakes are simply not corrected later. You never know who is working with whom. Usually, a portion of the fees paid flows behind the scenes. Everything is justified by claiming compliance with the DIN standard. A general rule: do not hire any company recommended by the architect! Visit reference houses on site yourself to convince yourself.
Good luck.
C. Karlo
schubert7911 Mar 2014 18:37But you also have to stay calm.... there is quite a lot going on at the construction site right now. And you will always get different prices. The offers aren’t that far apart though. 280,000 (310,000) to 310,000 (341,000). Additional costs and fees, of course, are extra...
schubert79 schrieb:
But you also have to stay calm.... there is currently a lot going on in construction. And you will always get different prices. The offers are not that far apart though. 280,000 euros to 310,000 euros. Additional costs and fees are, of course, extra...That’s exactly it....
Developer A says 280,000 euros all in....
Only one architect says 310,000 euros plus another 37,000 euros for his fee
I have an appointment with another architect on Friday... we’ll see... I went by today but he didn’t have time.
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