Hello,
we are just at the very beginning of our house planning process, and we don’t have a plot of land yet. However, we want to inform ourselves early about the different options that could lead us to our dream home. Our rough plan is a single-family house either with about 140 sqm (1,500 sq ft) plus a basement or with a larger living area but no basement (of course, this depends on costs and also on the plot of land, etc.). Our planned budget is roughly 250,000 euros (without land, without additional acquisition costs, without later planned expansions).
Basically, it should be a very modern house, but not a designer house with unusual architecture. Rather simple, clean lines with optimal use of space. Now we face the choice between a prefab house (but definitely solid construction), an architect, or a property developer. Regarding own work, we have thought about doing some of the classic tasks ourselves: painting, flooring, and landscaping, as well as interior work on the roof space and, if applicable, the basement over time. We are still relatively young, both securely employed (civil servants, actually^^), and both expect noticeable salary increases in the foreseeable future. Therefore, we do not plan to do everything immediately but possibly postpone some things, especially since we don’t yet need the full space of the house for the two of us. Initially, the basic structure plus a finished ground floor and first floor would basically be enough.
We already have specific ideas about the floor plan. Some prefab house providers come quite close, but I find the prices sometimes really outrageous, especially since with almost all providers not all costs are included and additional expenses due to material selections are not yet considered. The costs for a few additional electrical outlets alone are really shocking (my partner is a tech enthusiast, so we need quite a few outlets). Also, I dread the idea of random subcontractors building our house. I would prefer to work with smaller local companies that are easy to reach. Moreover, I imagine it is generally more flexible to contract individual trades separately, to contribute own work, and to respond to circumstances that only become apparent during construction. Not to mention the possibility to conduct an exact price comparison for each trade among different providers. A friend of ours is currently doing a full renovation and is very knowledgeable. The price differences he has negotiated are truly amazing.
We must say, we are complete novices when it comes to construction and have no knowledge of the subject. However, we have some experienced contacts, are absolutely willing to learn, and like to keep control over offers and such. We are also already certain that, regardless of the path we choose, we want to hire an external expert who supervises the individual construction steps (such as TÜV, DEKRA, or similar).
Does it even make sense to hire an architect for a “simple” single-family house without the costs getting out of hand? Is it manageable for laypersons to commission an architect for planning, obtaining the building permit (planning permission / building permit), etc., contract the respective trades themselves, and hire an external construction supervisor? With a property developer or prefab house, the company also wants to make a profit, which I could presumably save with an architect. But then the architect will probably be comparatively more expensive than a standard house, and I might have to pay a bit more for a smaller craftsmen company than for the crew of a prefab house provider who installs many houses of the same kind.
I know I can’t get a definitive consultation here, but I would be grateful for experiences from homeowners who were in a similar situation, recommendations regarding property developers or architects in the region, or whether a prefab house provider might actually be the most sensible alternative.
So many questions, but I guess everyone who has ever started planning from scratch began like this.
Many thanks in advance and sorry for the long text^^
we are just at the very beginning of our house planning process, and we don’t have a plot of land yet. However, we want to inform ourselves early about the different options that could lead us to our dream home. Our rough plan is a single-family house either with about 140 sqm (1,500 sq ft) plus a basement or with a larger living area but no basement (of course, this depends on costs and also on the plot of land, etc.). Our planned budget is roughly 250,000 euros (without land, without additional acquisition costs, without later planned expansions).
Basically, it should be a very modern house, but not a designer house with unusual architecture. Rather simple, clean lines with optimal use of space. Now we face the choice between a prefab house (but definitely solid construction), an architect, or a property developer. Regarding own work, we have thought about doing some of the classic tasks ourselves: painting, flooring, and landscaping, as well as interior work on the roof space and, if applicable, the basement over time. We are still relatively young, both securely employed (civil servants, actually^^), and both expect noticeable salary increases in the foreseeable future. Therefore, we do not plan to do everything immediately but possibly postpone some things, especially since we don’t yet need the full space of the house for the two of us. Initially, the basic structure plus a finished ground floor and first floor would basically be enough.
We already have specific ideas about the floor plan. Some prefab house providers come quite close, but I find the prices sometimes really outrageous, especially since with almost all providers not all costs are included and additional expenses due to material selections are not yet considered. The costs for a few additional electrical outlets alone are really shocking (my partner is a tech enthusiast, so we need quite a few outlets). Also, I dread the idea of random subcontractors building our house. I would prefer to work with smaller local companies that are easy to reach. Moreover, I imagine it is generally more flexible to contract individual trades separately, to contribute own work, and to respond to circumstances that only become apparent during construction. Not to mention the possibility to conduct an exact price comparison for each trade among different providers. A friend of ours is currently doing a full renovation and is very knowledgeable. The price differences he has negotiated are truly amazing.
We must say, we are complete novices when it comes to construction and have no knowledge of the subject. However, we have some experienced contacts, are absolutely willing to learn, and like to keep control over offers and such. We are also already certain that, regardless of the path we choose, we want to hire an external expert who supervises the individual construction steps (such as TÜV, DEKRA, or similar).
Does it even make sense to hire an architect for a “simple” single-family house without the costs getting out of hand? Is it manageable for laypersons to commission an architect for planning, obtaining the building permit (planning permission / building permit), etc., contract the respective trades themselves, and hire an external construction supervisor? With a property developer or prefab house, the company also wants to make a profit, which I could presumably save with an architect. But then the architect will probably be comparatively more expensive than a standard house, and I might have to pay a bit more for a smaller craftsmen company than for the crew of a prefab house provider who installs many houses of the same kind.
I know I can’t get a definitive consultation here, but I would be grateful for experiences from homeowners who were in a similar situation, recommendations regarding property developers or architects in the region, or whether a prefab house provider might actually be the most sensible alternative.
So many questions, but I guess everyone who has ever started planning from scratch began like this.
Many thanks in advance and sorry for the long text^^
P
Piotr198119 Jan 2020 16:09R.Hotzenplotz schrieb:
Hello supernana,
I read in another thread that you have found a plot of land. Where are you planning to build now?
Sürther Feld?
We want to build a detached house in the western or southern part of Cologne, but currently, there are simply no available options. Maybe we will drive around Brühl, Wesseling, Bornheim, and Alfter one day to see if those could be alternatives. I’m not familiar with those areas yet. I just need to be in southern Cologne in the mornings, so it would be an emergency compromise solution if we found a great plot there. Mainly because we don’t want a garden where the neighbor can look directly in or a sidewalk that passes just two meters (6.5 feet) from the front door...
I will probably also create a flyer and distribute it in the preferred streets in Cologne-Weiß... Family looking for a building plot.
Good luckGood idea!
We did the same and received several offers.
A
AlbertKamika20 Jan 2020 11:33Thank you very much, Malli, for your detailed response. We will contact Viebrockhaus and gather more information.
wpic: As an architect, you have surely "built yourself." Could you still give a recommendation for a construction company or architect in the region? We would be very grateful!
wpic: As an architect, you have surely "built yourself." Could you still give a recommendation for a construction company or architect in the region? We would be very grateful!
P
Piotr198120 Jan 2020 11:36AlbertKamika schrieb:
Thank you very much, Malli, for your detailed response. We will contact Viebrockhaus and gather more information.
wpic: As an architect, you have certainly "built yourself," can you still give a tip for a construction company or an architect in the region? We would be very grateful!My tip:
Visit the website of the Architects’ Association NRW and definitely choose an architect listed there. This ensures that the architect meets the basic professional requirements.
Then, I would contact the architect and ask for a free initial consultation. During this, you can also request references and, if possible, the opportunity to speak with former clients. That way, you get firsthand information.