ᐅ Construction of an approximately 190 sqm urban villa in Hesse (Wetterau district)
Created on: 10 Jul 2022 17:36
D
Dribbdebach
Dear Homebuilding Community,
First of all, thank you very much for the countless tips and suggestions from all of you. I have been visiting this forum for many years and have always greatly benefited from it.
Accordingly, I would like to give something back by sharing our building project here. However, this is not entirely selfless—I welcome advice and recommendations.
For about 10 years, I have been searching for a house and have viewed many existing properties. Building was initially not an option, as plots were either unavailable or far too expensive. So far, I haven’t found the ideal house, but nearly 10 years ago I bought my first condominium and then a second one two years ago. Both apartments are now rented out, currently almost breaking even, and in about a year they will start generating income.
Fortunately, we have now purchased a plot in a new development area and, despite the challenging situation, want to fulfill the dream of owning our own house.
A few details about us:
About the house:
Regarding the budget for the house:
About 570,000 euros remain, we are estimating around 60,000 euros for additional construction-related costs.
Outdoor work will be done gradually by ourselves, a garage could also be postponed.
We therefore need a builder who can construct a house for about 470,000 euros. This is quite ambitious for the desired size. We have had many discussions at model homes, and most providers come in at a minimum of 500,000 euros.
Offer 1:
We have chosen a small regional builder who would construct a shell house in solid construction with Liapor (lightweight concrete). The price is fair for the quality offered and would be sufficient for us. However, we would only have a fixed price for the shell house. The remaining trades would be supervised by this builder but carried out by partner companies, and I believe fixed price guarantees here are unrealistic. Ideally, we would stay within budget, but the buffer would be very tight, and the outdoor areas and garage might initially be at risk or very minimal.
Here is my first question for you: The builder basically suits us, but we are unsure whether it is wise to forgo fixed prices due to war, inflation, and material shortages. While I see some chances for stable or even slightly lower prices due to a slowdown in construction orders, the inflation risk from the energy crisis might still dominate for now. Would you currently take such a risk?
A house potentially costing 1 million euros due to cost increases is really out of budget and, combined with rising interest rates, could become a long-term burden. It wouldn’t ruin us, but we would likely have to sell the (really nice) condominiums then.
Offer 2:
The alternative: A very large provider from a parent company that almost everyone here probably knows. Premium within the group, but overall very much focused on good value for money. Timber frame construction—not our favorite since we prefer solid construction—but based on information from this forum, I would probably be satisfied with this construction method in the end.
We received a good price offer there, close to 400,000 euros. After selecting many extras and special requests, I still ended up at about 450,000 euros. Not all line items are comparable with the first offer, but some things are included here that are not yet priced in the first offer.
With additional construction costs, outdoor work, and a double garage, we are still within the budget and could even spend around 20,000 euros more on selections.
There are positive reviews of this provider but also some very critical comments. Given the large number of houses they build annually, the number of critics may be appropriate in absolute terms, but you could certainly be one of them.
My further questions for you: How do you assess the risk of being let down by such a large provider? Would you choose a builder with a large budget who does not necessarily have a reputation for delivering houses to the highest standard? I do not intend to sell the house again, but future property valuation plays a role in refinancing at follow-up financing. If the house ever needs or should be sold, some buyers might be put off by the construction method or the original general contractor. Has anyone built with this provider or lives in one of their houses?
Floor plan designs are quite advanced and have been optimized multiple times. The development area is ready, and as financing is secured, construction should start soon. The second offer will expire soon, so the main decision now is basically for or against the second offer. With the first offer, it would still be possible to request new comparison offers. If we choose the second provider, we need to decide soon.
Thank you very much for any tips and recommendations. I am happy to provide further information.
First of all, thank you very much for the countless tips and suggestions from all of you. I have been visiting this forum for many years and have always greatly benefited from it.
Accordingly, I would like to give something back by sharing our building project here. However, this is not entirely selfless—I welcome advice and recommendations.
For about 10 years, I have been searching for a house and have viewed many existing properties. Building was initially not an option, as plots were either unavailable or far too expensive. So far, I haven’t found the ideal house, but nearly 10 years ago I bought my first condominium and then a second one two years ago. Both apartments are now rented out, currently almost breaking even, and in about a year they will start generating income.
Fortunately, we have now purchased a plot in a new development area and, despite the challenging situation, want to fulfill the dream of owning our own house.
A few details about us:
- 2 adults (40 years / 38 years), two children (elementary school age)
- Net income including child benefits about 8000 euros
- Rental income of approximately 1800 euros (currently nearly cost-neutral, from next year about 400 euros monthly profit, significantly more in the medium term as loans are gradually paid off)
- Budget 850,000 euros (financing for the house construction is secured)
- Land purchase costs including additional fees about 280,000 euros, already acquired
- The apartments only make sense tax-wise when owned together and are not intended for sale. The budget could probably be increased slightly if necessary.
About the house:
- KfW55 standard is sufficient for us and is also being offered
- Urban villa on a slab foundation with porch, heat pump, photovoltaic system
- Possibly with a small bay window at the front door and on the garden side
- Ground floor with living room, open kitchen, utility room, study, guest toilet/shower
- Upper floor with 2 children’s rooms, master bedroom, 2 bathrooms, guest room
- Ceiling height 2.80 m (9 ft 2 in), electric roller shutters
- Detached double garage
Regarding the budget for the house:
About 570,000 euros remain, we are estimating around 60,000 euros for additional construction-related costs.
Outdoor work will be done gradually by ourselves, a garage could also be postponed.
We therefore need a builder who can construct a house for about 470,000 euros. This is quite ambitious for the desired size. We have had many discussions at model homes, and most providers come in at a minimum of 500,000 euros.
Offer 1:
We have chosen a small regional builder who would construct a shell house in solid construction with Liapor (lightweight concrete). The price is fair for the quality offered and would be sufficient for us. However, we would only have a fixed price for the shell house. The remaining trades would be supervised by this builder but carried out by partner companies, and I believe fixed price guarantees here are unrealistic. Ideally, we would stay within budget, but the buffer would be very tight, and the outdoor areas and garage might initially be at risk or very minimal.
Here is my first question for you: The builder basically suits us, but we are unsure whether it is wise to forgo fixed prices due to war, inflation, and material shortages. While I see some chances for stable or even slightly lower prices due to a slowdown in construction orders, the inflation risk from the energy crisis might still dominate for now. Would you currently take such a risk?
A house potentially costing 1 million euros due to cost increases is really out of budget and, combined with rising interest rates, could become a long-term burden. It wouldn’t ruin us, but we would likely have to sell the (really nice) condominiums then.
Offer 2:
The alternative: A very large provider from a parent company that almost everyone here probably knows. Premium within the group, but overall very much focused on good value for money. Timber frame construction—not our favorite since we prefer solid construction—but based on information from this forum, I would probably be satisfied with this construction method in the end.
We received a good price offer there, close to 400,000 euros. After selecting many extras and special requests, I still ended up at about 450,000 euros. Not all line items are comparable with the first offer, but some things are included here that are not yet priced in the first offer.
With additional construction costs, outdoor work, and a double garage, we are still within the budget and could even spend around 20,000 euros more on selections.
There are positive reviews of this provider but also some very critical comments. Given the large number of houses they build annually, the number of critics may be appropriate in absolute terms, but you could certainly be one of them.
My further questions for you: How do you assess the risk of being let down by such a large provider? Would you choose a builder with a large budget who does not necessarily have a reputation for delivering houses to the highest standard? I do not intend to sell the house again, but future property valuation plays a role in refinancing at follow-up financing. If the house ever needs or should be sold, some buyers might be put off by the construction method or the original general contractor. Has anyone built with this provider or lives in one of their houses?
Floor plan designs are quite advanced and have been optimized multiple times. The development area is ready, and as financing is secured, construction should start soon. The second offer will expire soon, so the main decision now is basically for or against the second offer. With the first offer, it would still be possible to request new comparison offers. If we choose the second provider, we need to decide soon.
Thank you very much for any tips and recommendations. I am happy to provide further information.
M
Myrna_Loy1 Aug 2022 18:58Dribbdebach schrieb:
We already have some offers. From this, I would conclude that the offers are good and that we should accept them?Binding offers? In the past six months, our tradespeople have almost always been 15-20% over the initial quotes. And quotes were only given subject to the current daily material prices.D
Dribbdebach2 Aug 2022 22:54Attached are sketches showing possible changes. Please excuse the poor image quality. The focus is only on the red changes; otherwise, the images correspond to the latest floor plans.
I like almost all the changes. Only the narrower terrace door on the south side leaves me uncertain. Not all windows need to be the same—perhaps the advantage of a wider door for the view from inside out outweighs the less favorable appearance from the south side.
What are your thoughts on the changes?
I like almost all the changes. Only the narrower terrace door on the south side leaves me uncertain. Not all windows need to be the same—perhaps the advantage of a wider door for the view from inside out outweighs the less favorable appearance from the south side.
What are your thoughts on the changes?
1. Regarding the reduction of the office size: that is not necessary. The bedroom and children's room will have light switches at the wall edges. This is more of an advantage than a disadvantage. I would keep the office as it is.
2. Office window not improved. In theory, 1 square meter (11 square feet) is sufficient for working. More would actually be tiring.
3. South façade, or rather the ground floor window layout: poor furniture arrangement options due to window placement in general. I would also not necessarily arrange town villa windows symmetrically. They can handle some variety.
Children’s room windows, the office, and the living room could benefit from being pushed about one whole meter (3 feet), or possibly even more, further into the interior space.
2. Office window not improved. In theory, 1 square meter (11 square feet) is sufficient for working. More would actually be tiring.
3. South façade, or rather the ground floor window layout: poor furniture arrangement options due to window placement in general. I would also not necessarily arrange town villa windows symmetrically. They can handle some variety.
Children’s room windows, the office, and the living room could benefit from being pushed about one whole meter (3 feet), or possibly even more, further into the interior space.
D
Dribbdebach2 Aug 2022 23:53Yosan schrieb:
I wouldn’t reduce the size of the office. There’s really no reason to do that, right?!
I also don’t like those pseudo corner windows in the elevations. What exactly is the reason you want them like that? I suspect that the narrow section just after the doors looks strange, and I wanted to create clear, rectangular floor plans for the rooms again. Basically, 9 sqm (97 sq ft) would also be enough for the office.
We had enlarged the office so that a 1.60 m (5 ft 3 in) wide bed or sofa bed could fit there. But 1.40 m (4 ft 7 in) would also be sufficient — and this works with 9 sqm (97 sq ft).
I’m still thinking it over. If you don’t see any problems with these “corners,” maybe it can stay as it is.
At the model home exhibition, there were several houses with corner windows or windows meeting at the corner. They created very nice spaces inside. I like it inside — but I don’t really like how it looks on the outside.
It doesn’t have to be that way, so the windows have now been moved in the sketch.
D
Dribbdebach3 Aug 2022 00:02ypg schrieb:
2. Office window not improved. In theory, 1 sqm (10.8 sq ft) is enough for working. More can be tiring.
3. South facade: or rather windows in the ground floor layout: poor furniture arrangement options due to window placement in general. I wouldn’t necessarily arrange the windows on an urban villa symmetrically either. They can handle a bit of variety.
Children’s room windows, the office, and the living room can benefit from being pushed about a whole meter (or even more) into the interior space. Regarding point 2: I like large windows and plenty of light. A small window would be too little for me and wouldn’t visually fit the ground floor either.
There’s a choice between about 1.75 m (5 ft 9 in) and 2.30 m (7 ft 7 in). I actually find the wider version on the ground floor more attractive, while the narrower window suits the upper floor better.
Regarding point 3: There’s no furniture placed along the south wall—maybe the TV, and even that tends to be elsewhere. So I don’t necessarily need a large uninterrupted wall without windows.
The windows are recessed 1.40 m (4 ft 7 in) from the exterior, with an inner dimension of 0.8 m (2 ft 7 in). If you move them even further, you end up roughly in the middle of the upper floor rooms—making furniture placement significantly more difficult there.
The liveliness of the windows would already be achieved by the wider central dimension… :-)
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