Hello everyone,
We plan to build a passive house next year. A passive house certified by the Passive House Institute Darmstadt (passiv.de) is mandatory in the upcoming new development area (passive house neighborhood). The passive house will be built using solid construction due to the well-known benefits. The building fair takes place in autumn, and the plots will be between 500-800m² (approximately 5382-8611 sq ft) in size, all with a strong southern orientation. The plots we prefer are 500-600m² (approximately 5382-6458 sq ft).
Our passive house should offer 140-160m² (approximately 1507-1722 sq ft) of living space over two floors. The entire building will have no basement and no steep roof slopes.
Over the past few days, I have researched many partners for the house construction. However, all of them (Dümer Haus, Helma, Kampa, Favorit, Heinz von Heiden, etc.) have been ruled out after further research in forums and on the internet. Unfortunately, I read a lot of negative feedback (I know that online reviews tend to be more negative), and when there was positive feedback about these companies, the person providing it either had only 1-2 forum posts or a blog without an independent top-level domain and legal imprint. I guess I don’t need to say more about that, right?
Can anyone recommend good partners for house construction in Kassel (Northern Hesse)? We would be grateful for any recommendations or information. I would then like to research the companies in greater detail. I’m starting to believe that it’s actually difficult to find reliable companies that offer everything from a single source...
As an alternative, I read a very long and high-quality post here in the forum about self-building with a selected architect. After searching for architects in Kassel, I found some who also offer construction management and specialize in single-family homes, energy-efficient planning, and energy consulting. Is this a viable alternative? What distinguishes building a house with an architect (who supervises the construction work, writes the specifications, and helps select the appropriate companies) from the house construction partners mentioned above? What are the approximate costs for an architect for the entire construction project from start to finish for an investment amount excluding the land of about 220,000 euros?
Thank you in advance.
Best regards,
Sven
We plan to build a passive house next year. A passive house certified by the Passive House Institute Darmstadt (passiv.de) is mandatory in the upcoming new development area (passive house neighborhood). The passive house will be built using solid construction due to the well-known benefits. The building fair takes place in autumn, and the plots will be between 500-800m² (approximately 5382-8611 sq ft) in size, all with a strong southern orientation. The plots we prefer are 500-600m² (approximately 5382-6458 sq ft).
Our passive house should offer 140-160m² (approximately 1507-1722 sq ft) of living space over two floors. The entire building will have no basement and no steep roof slopes.
Over the past few days, I have researched many partners for the house construction. However, all of them (Dümer Haus, Helma, Kampa, Favorit, Heinz von Heiden, etc.) have been ruled out after further research in forums and on the internet. Unfortunately, I read a lot of negative feedback (I know that online reviews tend to be more negative), and when there was positive feedback about these companies, the person providing it either had only 1-2 forum posts or a blog without an independent top-level domain and legal imprint. I guess I don’t need to say more about that, right?
Can anyone recommend good partners for house construction in Kassel (Northern Hesse)? We would be grateful for any recommendations or information. I would then like to research the companies in greater detail. I’m starting to believe that it’s actually difficult to find reliable companies that offer everything from a single source...
As an alternative, I read a very long and high-quality post here in the forum about self-building with a selected architect. After searching for architects in Kassel, I found some who also offer construction management and specialize in single-family homes, energy-efficient planning, and energy consulting. Is this a viable alternative? What distinguishes building a house with an architect (who supervises the construction work, writes the specifications, and helps select the appropriate companies) from the house construction partners mentioned above? What are the approximate costs for an architect for the entire construction project from start to finish for an investment amount excluding the land of about 220,000 euros?
Thank you in advance.
Best regards,
Sven
B
Bauexperte4 Jun 2012 11:18Hello Sven,
A Passive House is a building where a comfortable temperature is maintained in both winter and summer without a separate heating or air conditioning system. It offers increased living comfort with a heating demand of less than 15 kWh/(m²a) and a primary energy demand including hot water and household electricity of under 120 kWh/(m²a). The Passive House is a consistent advancement of the low-energy house (LEH). Compared to the LEH, a Passive House requires 80% less heating energy, and over 90% less compared to a conventional building. Converted to heating oil, a Passive House uses less than 1.5 liters per square meter per year. This remarkable saving is achieved solely through its two fundamental principles: avoiding heat loss and optimizing free heat gains!
By the way, the quality of a construction project is inseparably linked to the seller’s attitude toward the project; the same applies to architects. If all parties vanish after signing the contract, the project is generally doomed to fail.
Therefore, you should look for an architect with Passive House experience – reference projects should not be an issue. Furthermore, I strongly recommend accompanying MEP (mechanical, electrical, and plumbing) planning; it is never as well invested as in a Passive House project. The MEP office should also be located near you; online calculations have their limits where personal consultation and control are required.
And – last but not least – I am not a fan of "jack-of-all-trades" providers; this applies to architects as well. Hire an external site manager! If everyone involved in the construction does their job properly, there is a good chance of a largely defect-free project. Just so you don’t misunderstand me: there is no such thing as a defect-free single-family house – that’s a myth! The quality of the chosen provider or architect also shows in how they handle problems or defects. If everyone treats you as a partner on equal footing, your choice was right, and at handover, you will receive a single-family house largely free of defects.
Best regards
svenson schrieb:A truly "genuine" Passive House? Its definition varies nowadays...
We want to build a Passive House next year. A Passive House certified by the Passivhaus Institute Darmstadt (passiv.de) is mandatory in the new development area (Passive House settlement).
A Passive House is a building where a comfortable temperature is maintained in both winter and summer without a separate heating or air conditioning system. It offers increased living comfort with a heating demand of less than 15 kWh/(m²a) and a primary energy demand including hot water and household electricity of under 120 kWh/(m²a). The Passive House is a consistent advancement of the low-energy house (LEH). Compared to the LEH, a Passive House requires 80% less heating energy, and over 90% less compared to a conventional building. Converted to heating oil, a Passive House uses less than 1.5 liters per square meter per year. This remarkable saving is achieved solely through its two fundamental principles: avoiding heat loss and optimizing free heat gains!
svenson schrieb:Actually, I – and surely some other users here – would be interested to know what led you to dismiss the above-mentioned providers?
Over the past few days, I have looked extensively for partners for the house construction. However, after further research in the forum/internet, all (Dümer House, Helma, Kampa, Favorit, Heinz von Heiden, and many others) have basically been excluded immediately. Unfortunately, I read a lot of negative reviews (I know that the internet tends to report more negative experiences) and when there was positive feedback on these companies, the respective person behind it either had only 1-2 forum posts or a blog without an independent top-level domain and legal notice. I don’t need to say more, right?
svenson schrieb:Then you should reconsider your search criteria; there are smaller, regionally excellent general contractors operating nationwide who do a good job and can rely on recommendations for good reason. Just visit a new development area of your choice and ask the homeowners there about their experiences; I don’t know a homeowner who wouldn’t give honest feedback outside the influence of their seller/provider.
I’m beginning to believe that it’s really impossible to find reliable companies where you can get everything from a single source...
By the way, the quality of a construction project is inseparably linked to the seller’s attitude toward the project; the same applies to architects. If all parties vanish after signing the contract, the project is generally doomed to fail.
svenson schrieb:Basically, you choose an architect when intensive supervision is required; so the question is how much money (in thousands of euros) you as the builder are willing to invest. Also, if your plot has challenging conditions or when, as in your case, experience in Passive Houses is needed.
As an alternative, I read a very detailed and high-quality post here in the forum about self-building with a selected architect. After searching for architects in Kassel, I found a selection who also take on site management and specialize in single-family houses / energy-efficient design / energy consulting. Is this a viable alternative? What distinguishes building with an architect (who supervises construction, writes the scope of work, and helps select suitable companies) from building partner companies like those mentioned above?
Therefore, you should look for an architect with Passive House experience – reference projects should not be an issue. Furthermore, I strongly recommend accompanying MEP (mechanical, electrical, and plumbing) planning; it is never as well invested as in a Passive House project. The MEP office should also be located near you; online calculations have their limits where personal consultation and control are required.
And – last but not least – I am not a fan of "jack-of-all-trades" providers; this applies to architects as well. Hire an external site manager! If everyone involved in the construction does their job properly, there is a good chance of a largely defect-free project. Just so you don’t misunderstand me: there is no such thing as a defect-free single-family house – that’s a myth! The quality of the chosen provider or architect also shows in how they handle problems or defects. If everyone treats you as a partner on equal footing, your choice was right, and at handover, you will receive a single-family house largely free of defects.
svenson schrieb:Around 31,000 EUR according to the fee schedule, assuming standard supervision by the architect.
What does an architect typically cost for the entire project from start to finish with an investment sum of about 220,000 EUR (excluding land)?
Best regards
Many thanks for the detailed information.
Yes, otherwise the security deposit of around 15-20 K EUR per housing unit will be withheld if the house is not a passive house (PHPP) -> no certificate from the Passive House Institute Darmstadt is granted.
Dümer Haus (insolvency -> new company):
https://www.hausbau-forum.de/threads/erfahrungsberichte-duemer-haus-gmbh.3063/
That is also my plan. I will focus on companies from our region. Most likely, compared to, for example, Helma Eigenheimbau AG, they will care much more if a project turns out disappointing. At Helma – operating throughout Germany – it’s not quite as critical. But as you mentioned, reputation is crucial for smaller local builders to secure their livelihood.
Good idea, if I wasn’t so shy. Unfortunately, the two development areas from the last 2-5 years have no passive houses. I would need to check which building company is also experienced in passive houses.
Can’t an architect knowledgeable in passive houses handle that?
I recently found an interesting architect who openly advertises construction management on their website. I thought it would generally be advantageous if the architect is always present on site. Have you had many negative experiences with architects also providing construction management?
That’s quite a figure. I thought I could budget this item at 10-15 K EUR.
Thanks anyway for the good tips.
In general, I wonder what costs I should expect for the passive house. When I soon have my first consultation with my bank advisor, I would like to be able to discuss a rough figure with her.
How can I estimate a total approximate sum? I’m aware of the incidental building costs (thanks for your list). But how do I calculate the rest (especially the still relatively unknown passive house premium)?
Would a loan amount of approximately 260 K EUR (equity already deducted) be realistic? So that everything together costs around 290-300 K EUR?
Best regards
Sven.
Bauexperte schrieb:
Is it really a "true" passive house?
Yes, otherwise the security deposit of around 15-20 K EUR per housing unit will be withheld if the house is not a passive house (PHPP) -> no certificate from the Passive House Institute Darmstadt is granted.
Bauexperte schrieb:
However, I – and surely some other users here – would be interested to know what made you decide against the above-mentioned providers?
Dümer Haus (insolvency -> new company):
https://www.hausbau-forum.de/threads/erfahrungsberichte-duemer-haus-gmbh.3063/
Bauexperte schrieb:
Then you should reconsider your search criteria; there are smaller construction companies nationwide working excellently on a regional level, delivering good results, and for good reason they rely on recommendations.
That is also my plan. I will focus on companies from our region. Most likely, compared to, for example, Helma Eigenheimbau AG, they will care much more if a project turns out disappointing. At Helma – operating throughout Germany – it’s not quite as critical. But as you mentioned, reputation is crucial for smaller local builders to secure their livelihood.
Bauexperte schrieb:
Just go to a new development area of your choice and ask the homeowners there about their experiences;
Good idea, if I wasn’t so shy. Unfortunately, the two development areas from the last 2-5 years have no passive houses. I would need to check which building company is also experienced in passive houses.
Bauexperte schrieb:
Additionally, I strongly recommend including technical building services (TBS) planning; it’s nowhere better invested than in the area of passive houses.
Can’t an architect knowledgeable in passive houses handle that?
Bauexperte schrieb:
And – last but not least – I’m not a fan of “jack-of-all-trades” practices; not even with architects.
I recently found an interesting architect who openly advertises construction management on their website. I thought it would generally be advantageous if the architect is always present on site. Have you had many negative experiences with architects also providing construction management?
Bauexperte schrieb:
Good 31 K EUR according to the fee schedule, assuming typical supervision by the architect.
That’s quite a figure. I thought I could budget this item at 10-15 K EUR.
Thanks anyway for the good tips.
In general, I wonder what costs I should expect for the passive house. When I soon have my first consultation with my bank advisor, I would like to be able to discuss a rough figure with her.
How can I estimate a total approximate sum? I’m aware of the incidental building costs (thanks for your list). But how do I calculate the rest (especially the still relatively unknown passive house premium)?
- "Standard" houses here cost turnkey approximately 1,200-1,400 EUR per m[SUP]2[/SUP]. If I use the lower price (1,200 EUR) because we will do flooring and some bathrooms ourselves, multiplied by 140 m[SUP]2[/SUP], that results in 168 K EUR.
- According to the municipality (10%) and online sources (5-15%), the additional cost for passive houses is about 10%. This adds about 18 K EUR, rounded up generously to 190 K EUR.
- The plot price for 550 m[SUP]2[/SUP] is about 60 K EUR (including surveying fees, development costs for road construction, sewer installation, water supply in the public area, and house connection costs for sewer and water up to 1 m behind the property boundary). Finally, a fully plannable figure!
- I have at least 30 K EUR in cash as equity. Possibly close to 40 K EUR.
Would a loan amount of approximately 260 K EUR (equity already deducted) be realistic? So that everything together costs around 290-300 K EUR?
Best regards
Sven.
Hello,
Anyone who binds themselves to a “certified” Passive House at the building site selection must also live with the long-term economic consequences.
Best regards.
svenson schrieb:Oh dear, economic feasibility doesn’t seem to be a priority for the builder here!
... A Passive House certified by the Passive House Institute Darmstadt (passiv.de) is mandatory in the upcoming new development area (Passive House community).
svenson schrieb:Correct!
... I’m beginning to believe that it’s actually impossible to find reliable companies where you can get everything from a single source...
svenson schrieb:That could indeed be true, provided an independent building services engineer (MEP planner) is involved.
... and specialize in single-family homes / energy-efficient planning / energy consulting. Could this be an alternative?
svenson schrieb:The general contractor is primarily interested in obtaining the signature only.
... What distinguishes building a house with an architect (who supervises the construction, specifies the work, and helps select appropriate companies with me) from building with general contractor partners as mentioned above?
Anyone who binds themselves to a “certified” Passive House at the building site selection must also live with the long-term economic consequences.
Best regards.
€uro schrieb:
Oh dear, cost-effectiveness doesn’t seem to be a concern for the builder here!
Anyone who restricts themselves to a "certified" passive house when choosing their building site must also accept the long-term economic consequences. Could you please provide a more detailed opinion on this?
B
Bauexperte4 Jun 2012 14:30Hello Sven,
For example, Helma currently builds 500 houses per year, so it’s “normal” that there are sometimes dissatisfied clients – personalities don’t always match, and it’s not always the provider’s fault alone.
Favorit works with a licensing system; the key factors are the executing general contractor and the salesperson, because this provider only sells the system, both the general contractor (GC) and subcontractors (SC).
There is really plenty of feedback available on the other providers you mentioned. I could have given your answer myself, but then I’m often labeled as a “whistleblower” or a “bad” competitor; when the response comes from an “unbiased” party, this problem doesn’t arise.
“Knowing about it” is not enough; every job is done well only if it is done daily and if continuous further training is taken seriously!
Mostly, I have experienced that they get spread too thin; this is inevitable when you consider that if an architect also handles site management, they can only realistically manage about five projects simultaneously. However, they can’t make a living from this with 10-12 months of supervision per project – especially if they have employees; then planning and building permits also have to be added.
We now work so that we have a creative architect for the design and building permit application, and another architect for site management on projects where clients want to organize and contract all trades by themselves.
It is my firm belief that everyone involved in construction should only do what they do best – then everyone works toward a result that clients are happy to recommend! Salespeople should advise and sell, architects plan with budget awareness and submit the building permit, the general contractor builds, and the site manager supervises. The same applies to financing; we have worked for years with an independent mortgage broker. Today there are many so-called advisors offering a large variety of services but in the end don’t really do any of them well... only their business cards look good.
Wrong approach!
A good consultant – ideally independent from any bank – can tell you without a contract and based only on your personal situation what amount you can have access to under which conditions – for example including subsidies. That is by far the most comfortable situation: you know what you can afford and can calmly decide what you want to spend!
I can’t give you a price here, not even approximately. For that, I would need to know how and with which materials the house will be built, how the Passive House standard is to be achieved, and so on; there are endless ways to get to the goal.
Get your appointment with your advisor over with and have 3, maximum 5 providers prepare offers. The cheapest and the most expensive offers you can safely file away, and the rest you can bring back here with the corresponding details for discussion.
I rather suspect that the last figure is the minimum alone for 150 sqm (1,615 sq ft) of living space.
Kind regards
svenson schrieb:
Helma (up to five site managers, slow defect correction, and much more). Just search the forum for the other providers; there’s plenty of information...
For example, Helma currently builds 500 houses per year, so it’s “normal” that there are sometimes dissatisfied clients – personalities don’t always match, and it’s not always the provider’s fault alone.
Favorit works with a licensing system; the key factors are the executing general contractor and the salesperson, because this provider only sells the system, both the general contractor (GC) and subcontractors (SC).
There is really plenty of feedback available on the other providers you mentioned. I could have given your answer myself, but then I’m often labeled as a “whistleblower” or a “bad” competitor; when the response comes from an “unbiased” party, this problem doesn’t arise.
svenson schrieb:
Can’t an architect who knows about Passive Houses handle this?
“Knowing about it” is not enough; every job is done well only if it is done daily and if continuous further training is taken seriously!
svenson schrieb:
Have you had many negative experiences with architects including site management?
Mostly, I have experienced that they get spread too thin; this is inevitable when you consider that if an architect also handles site management, they can only realistically manage about five projects simultaneously. However, they can’t make a living from this with 10-12 months of supervision per project – especially if they have employees; then planning and building permits also have to be added.
We now work so that we have a creative architect for the design and building permit application, and another architect for site management on projects where clients want to organize and contract all trades by themselves.
It is my firm belief that everyone involved in construction should only do what they do best – then everyone works toward a result that clients are happy to recommend! Salespeople should advise and sell, architects plan with budget awareness and submit the building permit, the general contractor builds, and the site manager supervises. The same applies to financing; we have worked for years with an independent mortgage broker. Today there are many so-called advisors offering a large variety of services but in the end don’t really do any of them well... only their business cards look good.
svenson schrieb:
In general, though, I wonder what costs I should plan for the Passive House. When I have the first info appointment with my bank advisor soon, I’d like to discuss a ballpark figure with her. How do I come up with an approximate total?
Wrong approach!
A good consultant – ideally independent from any bank – can tell you without a contract and based only on your personal situation what amount you can have access to under which conditions – for example including subsidies. That is by far the most comfortable situation: you know what you can afford and can calmly decide what you want to spend!
I can’t give you a price here, not even approximately. For that, I would need to know how and with which materials the house will be built, how the Passive House standard is to be achieved, and so on; there are endless ways to get to the goal.
Get your appointment with your advisor over with and have 3, maximum 5 providers prepare offers. The cheapest and the most expensive offers you can safely file away, and the rest you can bring back here with the corresponding details for discussion.
svenson schrieb:
So this all together costs 290-300 thousand EUR?
I rather suspect that the last figure is the minimum alone for 150 sqm (1,615 sq ft) of living space.
Kind regards
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