Hello dear members,
We are currently in the process of planning our house construction, and since I personally enjoy reading house building diaries and similar posts, I thought I would try to give something back. We are definitely beginners but are gradually learning more about the topic. Fortunately, we have a friend who is an expert in this field and will help us with the construction description, monitoring the construction work, etc. (currently only promised help, not yet involved).
I might still upload our floor plan later.
Project idea:
Property: Single-family house
Location: Wesermarsch (Northern Lower Saxony)
Development plan:
- Two building gaps, nearly identical development plans: floor area ratio 0.3; site coverage 0.4; single-story (unfortunately); no specified eaves or ridge height or roof design
- New residential area: floor area ratio 0.4; site coverage 0.5; two stories; other details unknown
Living space: 160 sqm (1,722 sq ft) according to initial draft, with a tendency towards smaller living space
Volume: According to the first draft: rectangular, without projections, except for a projection housing half of the living room (ground floor); not built on upper floor
Energy standard: possibly KfW 55 (if it is cost-effective)
Special features: photovoltaic system, fireplace, large gallery/open space, many large windows; 2 bathrooms; ventilation system either with heat recovery and/or geothermal heat pump (depending on KfW requirements)
Cost-saving measures: partially leave the attic unfinished until children arrive (affects 1 bathroom and 2 standard rooms); instead of a basement, have an attic and a large utility room; only pave the driveway and entrance area (carport will be built later); minimize expenditure on outdoor landscaping; we currently like the industrial style: prefer steel industrial staircase over wooden stairs; possibly leave walls/ceilings "bare" in the kitchen-living-dining area; own work: electrical installation, non-load-bearing walls, flooring, painting – possibly also roof insulation.
Price including incidental costs: approx. 240,000 - 260,000 (excluding land costs)
Current status:
At the moment it is like this: We both recently started new jobs (both probation periods completed, both permanent contracts). I (26) have a new job after completing my studies; he joined the family business (initially a lower salary, significantly higher in 2 years, with another big increase in 5-8 years). So, we won’t have a lot of money available to finance the project for 2 years, but after that it won’t be a problem, even despite maternity leave and unemployment. However, we want to be able to cover financing until then, in case I have to rely on unemployment benefits (ALG I) as the main earner. Family would of course support us, but we prefer to be independent. This means the monthly payment cannot be too high, but at the same time I want at least 2.5% repayment (+ special repayments later). Well – these are the usual wishes of almost every home builder.
A low annuity goes hand in hand with low construction and incidental costs, as well as affordable land. The latter is not an issue for us; the real problem is a lack of building plots. A new development area will be designated this fall. We are on the waiting list and have applied for two attractive building gaps.
Regarding construction costs, we face the usual problem: wish vs. reality. I think we will have to make quite a few adjustments due to the budget. The builder is probably already decided. Two friends built with this company in 2014 and 2016 and only have positive feedback. The builder calculates the complete house and provides a price, then discusses which trades can be completed by ourselves. Additionally, they tendered some trades they did not want to do themselves. This was also no problem for the builder – this also saved money. Our appointment with the builder is still pending. We also plan to get three more offers.
As laypersons, we researched potential savings on the internet. Obviously: do not finish the attic. But I want a large gallery/open space in the middle of the house above kitchen and dining area, and due to energy-saving regulations, much of the attic has to be finished anyway. However, we can at least omit some interior finishing, including one bathroom.
Additionally, we can do without the carport and most landscaping for two years. We want to limit our own work to what is feasible – i.e., only what we have a family craftsman to do together with us. Well, except for painting and flooring, which we have done often enough. My partner is home by 3 pm at the latest every day (sometimes as early as 1 pm), so he can go straight to the building site =)
And maybe the industrial style will save some money, for example through the stairs and raw ceilings. Also, I am fine with tiles from the hardware store, affordable sanitary fixtures, or a kitchen from a special offer for the time being. The rest of the furniture is already available. If the builder suggests reducing the living space and it suits us, we are happy to further reduce it.
Unfortunately, we also have one or two expensive wishes that we do not want to give up for now: the large gallery/open space and a large window front on the south side of the house. I would also like a nice flooring. So, it remains to be seen whether the financial framework will be sufficient.
Current status:
Financing: Two offers obtained. Provisional "ok" from advisors.
Land: Two inquiries for building gaps; development area will be completed in October.
House: First offers expected in the coming weeks.
We are currently in the process of planning our house construction, and since I personally enjoy reading house building diaries and similar posts, I thought I would try to give something back. We are definitely beginners but are gradually learning more about the topic. Fortunately, we have a friend who is an expert in this field and will help us with the construction description, monitoring the construction work, etc. (currently only promised help, not yet involved).
I might still upload our floor plan later.
Project idea:
Property: Single-family house
Location: Wesermarsch (Northern Lower Saxony)
Development plan:
- Two building gaps, nearly identical development plans: floor area ratio 0.3; site coverage 0.4; single-story (unfortunately); no specified eaves or ridge height or roof design
- New residential area: floor area ratio 0.4; site coverage 0.5; two stories; other details unknown
Living space: 160 sqm (1,722 sq ft) according to initial draft, with a tendency towards smaller living space
Volume: According to the first draft: rectangular, without projections, except for a projection housing half of the living room (ground floor); not built on upper floor
Energy standard: possibly KfW 55 (if it is cost-effective)
Special features: photovoltaic system, fireplace, large gallery/open space, many large windows; 2 bathrooms; ventilation system either with heat recovery and/or geothermal heat pump (depending on KfW requirements)
Cost-saving measures: partially leave the attic unfinished until children arrive (affects 1 bathroom and 2 standard rooms); instead of a basement, have an attic and a large utility room; only pave the driveway and entrance area (carport will be built later); minimize expenditure on outdoor landscaping; we currently like the industrial style: prefer steel industrial staircase over wooden stairs; possibly leave walls/ceilings "bare" in the kitchen-living-dining area; own work: electrical installation, non-load-bearing walls, flooring, painting – possibly also roof insulation.
Price including incidental costs: approx. 240,000 - 260,000 (excluding land costs)
Current status:
At the moment it is like this: We both recently started new jobs (both probation periods completed, both permanent contracts). I (26) have a new job after completing my studies; he joined the family business (initially a lower salary, significantly higher in 2 years, with another big increase in 5-8 years). So, we won’t have a lot of money available to finance the project for 2 years, but after that it won’t be a problem, even despite maternity leave and unemployment. However, we want to be able to cover financing until then, in case I have to rely on unemployment benefits (ALG I) as the main earner. Family would of course support us, but we prefer to be independent. This means the monthly payment cannot be too high, but at the same time I want at least 2.5% repayment (+ special repayments later). Well – these are the usual wishes of almost every home builder.
A low annuity goes hand in hand with low construction and incidental costs, as well as affordable land. The latter is not an issue for us; the real problem is a lack of building plots. A new development area will be designated this fall. We are on the waiting list and have applied for two attractive building gaps.
Regarding construction costs, we face the usual problem: wish vs. reality. I think we will have to make quite a few adjustments due to the budget. The builder is probably already decided. Two friends built with this company in 2014 and 2016 and only have positive feedback. The builder calculates the complete house and provides a price, then discusses which trades can be completed by ourselves. Additionally, they tendered some trades they did not want to do themselves. This was also no problem for the builder – this also saved money. Our appointment with the builder is still pending. We also plan to get three more offers.
As laypersons, we researched potential savings on the internet. Obviously: do not finish the attic. But I want a large gallery/open space in the middle of the house above kitchen and dining area, and due to energy-saving regulations, much of the attic has to be finished anyway. However, we can at least omit some interior finishing, including one bathroom.
Additionally, we can do without the carport and most landscaping for two years. We want to limit our own work to what is feasible – i.e., only what we have a family craftsman to do together with us. Well, except for painting and flooring, which we have done often enough. My partner is home by 3 pm at the latest every day (sometimes as early as 1 pm), so he can go straight to the building site =)
And maybe the industrial style will save some money, for example through the stairs and raw ceilings. Also, I am fine with tiles from the hardware store, affordable sanitary fixtures, or a kitchen from a special offer for the time being. The rest of the furniture is already available. If the builder suggests reducing the living space and it suits us, we are happy to further reduce it.
Unfortunately, we also have one or two expensive wishes that we do not want to give up for now: the large gallery/open space and a large window front on the south side of the house. I would also like a nice flooring. So, it remains to be seen whether the financial framework will be sufficient.
Current status:
Financing: Two offers obtained. Provisional "ok" from advisors.
Land: Two inquiries for building gaps; development area will be completed in October.
House: First offers expected in the coming weeks.
Thanks again for your contributions. Input is always appreciated =)
@ypg: Yes, that’s true – it definitely wasn’t easy. We had nice suits and masks – I was very surprised how much heat builds up inside the suits. It was quite a sweaty experience. In the end, we will also base the calculated price on the amount of personal labor.
@goldi: Those were figures I found online – specifically, 70% labor costs for that trade. I’ll keep an eye on it once things get more concrete or start with a lower estimate. I’ll report back 😉 What does your calculation say?
@TomTom: My post is also on bauexperten. But I haven’t published salaries there either (not a fan of that on the internet 😉 ) – maybe our project is similar to another one? What price would you estimate? Friends of ours just built with the same general contractor much cheaper, but they also contributed a lot of personal labor and contracted trades themselves. Overall, they spent a full 50,000 euros less than estimated. But we can’t and don’t want to provide that much personal labor ^^
@ypg: Yes, that’s true – it definitely wasn’t easy. We had nice suits and masks – I was very surprised how much heat builds up inside the suits. It was quite a sweaty experience. In the end, we will also base the calculated price on the amount of personal labor.
@goldi: Those were figures I found online – specifically, 70% labor costs for that trade. I’ll keep an eye on it once things get more concrete or start with a lower estimate. I’ll report back 😉 What does your calculation say?
@TomTom: My post is also on bauexperten. But I haven’t published salaries there either (not a fan of that on the internet 😉 ) – maybe our project is similar to another one? What price would you estimate? Friends of ours just built with the same general contractor much cheaper, but they also contributed a lot of personal labor and contracted trades themselves. Overall, they spent a full 50,000 euros less than estimated. But we can’t and don’t want to provide that much personal labor ^^
G
Goldi0911114 Aug 2016 20:37In the last quote, it was
1. €1,700 for fully skim-coating ceiling surfaces (155m2 (1,668 sq ft)), priming, and applying a fine textured plaster with a grain size of 1.5, white finish
2. €2,550 for painting wall and ceiling surfaces (650m2 (6,996 sq ft)) with white silicate paint
Both prices are net amounts.
1. €1,700 for fully skim-coating ceiling surfaces (155m2 (1,668 sq ft)), priming, and applying a fine textured plaster with a grain size of 1.5, white finish
2. €2,550 for painting wall and ceiling surfaces (650m2 (6,996 sq ft)) with white silicate paint
Both prices are net amounts.
K
Knallkörper14 Aug 2016 22:54If I were you, I would wait a bit longer. First, settle into the new jobs. With higher salaries and maybe some equity, you can approach it again later. Otherwise, it means higher financial strain and risk now. To me, it sounds like too many compromises: small living space, cheap sanitary fixtures, no outdoor areas.
K
Knallkörper15 Aug 2016 09:05I also have a figure for this. The painting work was not included in our house package. As an additional item, it now costs 6,900 euros; this covers wallpapering all ceilings and walls with textured wallpaper and painting them white, including preparatory work. Approximately 200 m² (2,150 sq ft) of living space.
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