Hello forum,
I registered here because of many questions and hope for active interest in answering them.
A brief background:
Since our available equity is not very high, we originally planned to build in about 3-4 years to have around 30,000 EUR more in equity. However, since interest rates are currently very low, we decided on a short-term house project.
Just the advantage of better conditions would cost around 35,000 EUR in equity if interest rates rise by 1%.
IF NOT NOW, WHEN THEN!?!?!?
Property conditions:
WR pure residential area
Floor area ratio 0.3
Stories: one full story plus convertible attic I and attic II
Roof pitch: gable roof with 45-50°
Ridge direction facing gable to ****way
The plots are ready to build on immediately and are especially suitable for single-family homes.
1. Is it more cost-effective to have an architect create a design and then tender the work to local contractors individually, or to consider companies like Heinz von Heiden or Baudirekt? Does anyone have experience with Heinz von Heiden?
I believe once this fundamental question is resolved, I can start with my actual list of questions 😀
I registered here because of many questions and hope for active interest in answering them.
A brief background:
Since our available equity is not very high, we originally planned to build in about 3-4 years to have around 30,000 EUR more in equity. However, since interest rates are currently very low, we decided on a short-term house project.
Just the advantage of better conditions would cost around 35,000 EUR in equity if interest rates rise by 1%.
IF NOT NOW, WHEN THEN!?!?!?
Property conditions:
WR pure residential area
Floor area ratio 0.3
Stories: one full story plus convertible attic I and attic II
Roof pitch: gable roof with 45-50°
Ridge direction facing gable to ****way
The plots are ready to build on immediately and are especially suitable for single-family homes.
1. Is it more cost-effective to have an architect create a design and then tender the work to local contractors individually, or to consider companies like Heinz von Heiden or Baudirekt? Does anyone have experience with Heinz von Heiden?
I believe once this fundamental question is resolved, I can start with my actual list of questions 😀
D
DarthVader22 Oct 2011 13:11My situation with the equity is similar. However, the plot of land is considerably cheaper at around €50,000 (approximately $54,000). For a 140 sqm (about 1,507 sq ft) house, I’m assuming I’ll need to budget around €280,000 (approximately $305,000). 😡 And I don’t even know if a kitchen is included in that price. When walking through new developments, I can easily imagine a kitchen with a central cooking island, etc., adding an extra €10,000 (about $11,000).
If I were you, I wouldn’t fix the loan term at 25 years either. That seems very long to me. I’m considering a 10-year term first, which would mean a 1.1% higher repayment rate. I’m assuming you can get a 3.5% interest rate from your main bank for 10 years, while Dr. Klein offers something like 3.00%.
Regarding doing the work yourself, I’m not sure if that really works out. You might end up taking three times as long as a professional tiler, and ultimately it might not be worth it. That’s just my opinion.
I have pretty much decided that I don’t want a prefabricated house and want to have a say in the contracting process. Ideally, with someone who knows what they’re doing. But I don’t know where to find such a person. I don’t think I will really need an architect. There aren’t that many major differences between houses anyway. I would probably only have the architect do the final drawing touches, because I believe only an architect is allowed to do that?
If I were you, I wouldn’t fix the loan term at 25 years either. That seems very long to me. I’m considering a 10-year term first, which would mean a 1.1% higher repayment rate. I’m assuming you can get a 3.5% interest rate from your main bank for 10 years, while Dr. Klein offers something like 3.00%.
Regarding doing the work yourself, I’m not sure if that really works out. You might end up taking three times as long as a professional tiler, and ultimately it might not be worth it. That’s just my opinion.
I have pretty much decided that I don’t want a prefabricated house and want to have a say in the contracting process. Ideally, with someone who knows what they’re doing. But I don’t know where to find such a person. I don’t think I will really need an architect. There aren’t that many major differences between houses anyway. I would probably only have the architect do the final drawing touches, because I believe only an architect is allowed to do that?
Hello,
If you’re not familiar with awarding contracts, then you do need an architect.
What about planning and construction management? Are you familiar with those?
Regards
DarthVader schrieb:
I have pretty much decided that I don’t want a prefabricated house and that I want to have a say when awarding contracts. Preferably together with someone who knows about this. But I don’t know where to find such a person? I think I will hardly need an architect.
If you’re not familiar with awarding contracts, then you do need an architect.
What about planning and construction management? Are you familiar with those?
Regards
D
DarthVader23 Oct 2011 12:38Of course, I’m not an expert in this. I’ve heard that working with a construction manager can be very helpful. At least, that’s what some friends of ours have done. I pictured the construction manager as someone who decides when and how certain tasks need to be done. They should also point out what’s important when reviewing quotes and advise on what’s feasible and what’s not. The reason I still want to be involved in the decisions is simply that I don’t want to give up the final say. For example, I have a friend who sells bricks. I would ask the construction manager what exactly I need and in what quality, then get quotes accordingly. In the end, I would likely ask my friend and probably buy from them 99% of the time.
You say I absolutely need an architect? I understand that for the final construction plans this makes sense, but do I really need them after that as well?
What kind of fees can an architect or construction manager charge for a house?
You say I absolutely need an architect? I understand that for the final construction plans this makes sense, but do I really need them after that as well?
What kind of fees can an architect or construction manager charge for a house?
Hello,
Ideally, the construction manager is a qualified architect.
Involving an architect doesn’t mean you, as the client, lose your decision-making freedom. The architect works in your interest and according to your decisions, contributing their experience. In the end, YOU have the final say.
You are completely free to do that. You can purchase your materials wherever you want.
Yes, so you have someone who knows the process. Also, the building regulations (at least in SH) require appointing a construction manager who is qualified for this role.
It depends on the scope of their work. Architects charge according to HOAI (services and fees ordinance for architects and engineers). They are not allowed to charge otherwise...
Best regards
DarthVader schrieb:
Of course, I’m not really familiar with this. I heard that working with a construction manager can be helpful.
Ideally, the construction manager is a qualified architect.
DarthVader schrieb:
The reason I want to be involved myself is simply that I don’t want to give up the final decision.
Involving an architect doesn’t mean you, as the client, lose your decision-making freedom. The architect works in your interest and according to your decisions, contributing their experience. In the end, YOU have the final say.
DarthVader schrieb:
For example, I have a friend who sells bricks. I would want to ask the construction manager what exactly I need and in what quality, then get some quotes. In the end, I’d probably buy from my friend 99% of the time.
You are completely free to do that. You can purchase your materials wherever you want.
DarthVader schrieb:
You say I absolutely need an architect? I understand that for the final building design, but do I have to keep them involved afterwards?
Yes, so you have someone who knows the process. Also, the building regulations (at least in SH) require appointing a construction manager who is qualified for this role.
DarthVader schrieb:
What fees can an architect or construction manager charge for a house?
It depends on the scope of their work. Architects charge according to HOAI (services and fees ordinance for architects and engineers). They are not allowed to charge otherwise...
Best regards
I had a really bad experience with my construction manager, meaning he seriously took advantage of me and seems to be getting away with it.
I should have left the site management to the architect, because although that would have cost more according to HOAI, I wouldn’t have ended up so frustrated... I probably should have spent that money, because with the additional costs caused by the poor workmanship, it would have easily paid off...
Well, in the end, my house building adventure will take a lot longer because the 'construction manager' messed up quite a bit – the roof structure has to be changed because it was sized differently than in the structural calculations; window lintels are hollow core slabs, although the structural plan required U-shaped channels and beams to be installed.
I should have left the site management to the architect, because although that would have cost more according to HOAI, I wouldn’t have ended up so frustrated... I probably should have spent that money, because with the additional costs caused by the poor workmanship, it would have easily paid off...
Well, in the end, my house building adventure will take a lot longer because the 'construction manager' messed up quite a bit – the roof structure has to be changed because it was sized differently than in the structural calculations; window lintels are hollow core slabs, although the structural plan required U-shaped channels and beams to be installed.
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