Good morning dear colleagues,
I am in the fortunate situation of having found our personal dream plot for our first own house. However, I only decided to start building four weeks ago and began searching two weeks ago – and now I need to act quickly, or the plot will be gone! I’m a bit overwhelmed because everything is moving so fast; I’ve already made one mistake and would therefore be extremely grateful for professional help and experience.
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1. Question about the builder:
We would like to build with TAFF-Haus, or rather have to, because the broker involved was until two weeks ago still part of the management team and since February has been an independent broker (during the viewing we were told he only works for the owner… which was true at that time but already feels a bit questionable). Now, there is no information or reviews about TAFF-Haus or the other companies in the parent group "Uwe Köhn Unternehmensgruppe," such as ALLEGRO-Haus (only two negative reports about ALLEGRO here in the forum). This is perhaps not surprising, considering the following from the commercial register regarding the entire company structure:
So, there is practically no experience in housebuilding! Or am I mistaken?
Fortunately (?), TAFF does not handle the construction itself but hires a large number of local subcontractors for the individual trades. You could almost say that they only organize. But I’m not certain about that; the walls are patented (prefabricated house/timber frame construction).
That doesn’t worry me too much yet, although I would prefer a company with many years of experience. But I probably just have to make sure that every tiny detail is documented in writing from the start – as it should be for contracts involving such sums.
-> What do you think? Can TAFF-Haus be trusted?
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2. About my mistake:
I, a naive fool, of course told the seller my budget. Quite surprisingly, our desired house now fits exactly into that budget – what a wonderful coincidence!
To partly fix this and to create a basis for negotiation, I’m considering, as mentioned above, asking for a detailed breakdown of every single item and comparing them online. It would be best to also get reference projects with addresses/contact details and compare prices with those. It can’t be too long since they built those...
-> What should I absolutely pay attention to now?
Is there a checklist or something similar in this forum? I will definitely read the section "Buyer assistance before signing the contract" here in the housebuilding guide, but maybe there is more or something that fits my situation.
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3. Alternative for the brave:
The plot is a dream, and we really want to have it. I have managed to find the owner and am seriously considering making him an offer. In the worst case, I’d pay the “hidden” broker’s commission but would then own the plot and no longer be tied to TAFF. We would also like to change some things about the house, which TAFF with their fixed floor plans cannot offer us.
-> Would you consider this option in my situation? Are there risks?
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Normally I’m someone who research many things extensively myself, but in this case I simply don’t have the time. I am grateful for any answer because the next meeting with TAFF is still this week, when the house is supposed to be planned. Feel free to bombard me with helpful links (as far as allowed) or similar topics, as I simply don’t have time to search and sort – mea culpa!
I am in the fortunate situation of having found our personal dream plot for our first own house. However, I only decided to start building four weeks ago and began searching two weeks ago – and now I need to act quickly, or the plot will be gone! I’m a bit overwhelmed because everything is moving so fast; I’ve already made one mistake and would therefore be extremely grateful for professional help and experience.
-----
1. Question about the builder:
We would like to build with TAFF-Haus, or rather have to, because the broker involved was until two weeks ago still part of the management team and since February has been an independent broker (during the viewing we were told he only works for the owner… which was true at that time but already feels a bit questionable). Now, there is no information or reviews about TAFF-Haus or the other companies in the parent group "Uwe Köhn Unternehmensgruppe," such as ALLEGRO-Haus (only two negative reports about ALLEGRO here in the forum). This is perhaps not surprising, considering the following from the commercial register regarding the entire company structure:
- VSC Vertriebs Service Consult GmbH has existed since January 2006.
- Meißner Bau Management GmbH, like Allegro-Haus GmbH, was founded in December 2012.
- TAFF-Haus GmbH has only existed for two years, since May 2015.
So, there is practically no experience in housebuilding! Or am I mistaken?
Fortunately (?), TAFF does not handle the construction itself but hires a large number of local subcontractors for the individual trades. You could almost say that they only organize. But I’m not certain about that; the walls are patented (prefabricated house/timber frame construction).
That doesn’t worry me too much yet, although I would prefer a company with many years of experience. But I probably just have to make sure that every tiny detail is documented in writing from the start – as it should be for contracts involving such sums.
-> What do you think? Can TAFF-Haus be trusted?
-----
2. About my mistake:
I, a naive fool, of course told the seller my budget. Quite surprisingly, our desired house now fits exactly into that budget – what a wonderful coincidence!
To partly fix this and to create a basis for negotiation, I’m considering, as mentioned above, asking for a detailed breakdown of every single item and comparing them online. It would be best to also get reference projects with addresses/contact details and compare prices with those. It can’t be too long since they built those...
-> What should I absolutely pay attention to now?
Is there a checklist or something similar in this forum? I will definitely read the section "Buyer assistance before signing the contract" here in the housebuilding guide, but maybe there is more or something that fits my situation.
-----
3. Alternative for the brave:
The plot is a dream, and we really want to have it. I have managed to find the owner and am seriously considering making him an offer. In the worst case, I’d pay the “hidden” broker’s commission but would then own the plot and no longer be tied to TAFF. We would also like to change some things about the house, which TAFF with their fixed floor plans cannot offer us.
-> Would you consider this option in my situation? Are there risks?
-----
Normally I’m someone who research many things extensively myself, but in this case I simply don’t have the time. I am grateful for any answer because the next meeting with TAFF is still this week, when the house is supposed to be planned. Feel free to bombard me with helpful links (as far as allowed) or similar topics, as I simply don’t have time to search and sort – mea culpa!
P
PowerBauer16 May 2017 23:00I have the detailed construction specification document, but I’m not sure if I’m allowed to share it. The staircase, for example, is described as follows: "Steel double stringer staircase made from rectangular tubing (60x40mm (2.4x1.6 inches)) with rust protection coating."
It also states that the staircase will be covered with construction treads, mounted with sound insulation separate from the building structure, and any required low-level guardrails (with exact description/dimensions) will be installed.
Of course, the "shell construction staircase can be converted into a finished staircase by replacing the construction treads with new tread and riser steps supplied by the builder," which comes at an extra cost.
For the electrical work, I have the number of switches, outlets, and additional boxes (network, antenna, etc.) booked for each room.
Regarding the sanitary fixtures, I only have the exact quantity and type, as well as a general description: "Sanitary fixtures will be from brand manufacturers (Duravig, D-Code model series, white) and fittings from Grohe or equivalent." The term “equivalent” feels a bit vague to me. Apparently, a lump sum price is set for this level of equipment, and you can then choose from the catalog, which may result in a more expensive or cheaper option. It is also said that one could buy everything in Poland and have it installed locally if you want to save a lot...
The same applies to tiles; you can choose anything up to the specified 30€/m2 (about $32 per sq. yd.).
I have to say, the more I read here, the more credible the whole thing sounds. Now it’s about clarifying uncertainties in the contract/construction specifications and ensuring that everything is included in the offer. I already have quite a few notes and questions...
Nightmare? Because of the former workshop now?
That really depends on the location. In our case, it’s unfortunately no exaggeration by the realtor that affordable properties and plots in the area are sold incredibly fast. One third of our potential “candidates” were already gone at the time of our inquiry.
It also states that the staircase will be covered with construction treads, mounted with sound insulation separate from the building structure, and any required low-level guardrails (with exact description/dimensions) will be installed.
Of course, the "shell construction staircase can be converted into a finished staircase by replacing the construction treads with new tread and riser steps supplied by the builder," which comes at an extra cost.
For the electrical work, I have the number of switches, outlets, and additional boxes (network, antenna, etc.) booked for each room.
Regarding the sanitary fixtures, I only have the exact quantity and type, as well as a general description: "Sanitary fixtures will be from brand manufacturers (Duravig, D-Code model series, white) and fittings from Grohe or equivalent." The term “equivalent” feels a bit vague to me. Apparently, a lump sum price is set for this level of equipment, and you can then choose from the catalog, which may result in a more expensive or cheaper option. It is also said that one could buy everything in Poland and have it installed locally if you want to save a lot...
The same applies to tiles; you can choose anything up to the specified 30€/m2 (about $32 per sq. yd.).
I have to say, the more I read here, the more credible the whole thing sounds. Now it’s about clarifying uncertainties in the contract/construction specifications and ensuring that everything is included in the offer. I already have quite a few notes and questions...
ypg schrieb:
However, in my opinion, you won’t be happy with the first available plot, which on paper is more like a nightmare.
Nightmare? Because of the former workshop now?
ypg schrieb:
There’s no rush for you anyway, plots are still more plentiful in Saxony than elsewhere.
That really depends on the location. In our case, it’s unfortunately no exaggeration by the realtor that affordable properties and plots in the area are sold incredibly fast. One third of our potential “candidates” were already gone at the time of our inquiry.
P
PowerBauer16 May 2017 23:0477.willo schrieb:
For tiles and flooring, you can easily more than double that amount. The price quoted only covers the lowest DIY store standard. I would need to look into that more thoroughly. At first glance, I found some tiles in that price range that I like. What are the drawbacks of inexpensive tiles, or in your opinion, what would be considered a "decent" tile? Or flooring material.
Poland is always an option as well...
PowerBauer schrieb:
And of course, the "shell staircase can be converted into a finished staircase by replacing the temporary construction treads with new, client-supplied permanent treads and risers," which incurs additional costs Client-supplied means purchased and provided by the client. But I find this quite remarkable: the house is not exactly cheap—yet not even a proper residential staircase is included, which is unacceptable. By the way, we also had such a staircase, which was standard; we had to paint it ourselves and modified the wood as well as installed risers.
PowerBauer schrieb:
Duravig, model series D-Code, whiteDuravit. The model is a matter of taste—it is not exactly the most current design either.P
PowerBauer17 May 2017 06:13ypg schrieb:
bauseits means purchased and provided by the builder. But I find this quite surprising: the house isn’t cheap, yet not even a staircase to the living area is installed, which is unacceptable. The scope of work description outlines the base price. I simply assume that the finished living staircase is included in the offer under "Interior staircase with prefinished steps installed" at €2200, so it is already included in the total price.
What I’m missing are the details about the stair treads, such as material and thickness. Another guess: this is a flat rate and depends on exactly what we decide on. I will definitely clarify this.
ypg schrieb:
Duravit. You have to like the model—it’s not exactly the newest one either. I checked again; it’s not particularly attractive. However, we have the higher-end package in the offer, so we can rely on the general statement here:
Higher quality sanitary fixtures will be supplied and installed. For example, toilets will be delivered rimless with a nano-coating. Faucets from Hansgrohe (Focus series) or equivalent.
That sounds better, although still somewhat vague. Presumably, TAFF doesn’t want to update the text constantly.
B
Bieber081517 May 2017 06:46PowerBauer schrieb:
Would you consider that in this situation? Are there any risks? From the way you describe it, I definitely wouldn’t sign any contract with this agent and this company. I wouldn’t even buy a used car from them, let alone a house.
Either you can buy this plot of land directly from the owner, without any developer or general contractor obligation, or you find another plot (free from developer restrictions) or a reputable developer (either a conventional one or this strange hidden model).
C
Caspar202017 May 2017 07:38PowerBauer schrieb:
I immediately found some tiles within that price rangeAt the hardware store? Or during the selection process with Taff? Keep in mind that almost every home builder charges you more than just the raw material costs.
What stands out to me about your costs is that, for example, the utility connection fees for the house seem very tight. Additionally, depending on local circumstances, you will still have to pay for either stormwater infiltration or sewer connection fees.
The listed material prices for tiles and other flooring would be considered low quality here. That’s a matter of preference, of course.
What about the specifications for windows and doors? Have mushroom locks (anti-burglary locks) already been included?
What about the garden and outdoor areas? Patio? Entrance steps? So far, you seem to be entering the house only via two pallets.
Garage? Carport? Lighting inside the house? Kitchen?
Have you set aside a contingency buffer for unexpected expenses?
Have you allowed budget for all these items mentioned, or are they considered less important? So, after costs for the land, purchase fees, and the house itself, do you still have around €60,000–85,000 left in your budget?
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