ᐅ Missing documentation, inadequate advice – what are your thoughts on this?

Hello and good evening,

I would like to buy a house through a developer. They are building a total of 12 units on a plot, including houses and detached houses.
Communication with the real estate agent has been very slow, and answers to specific questions are often vague. After requesting references, we didn’t hear back from him for about two weeks, although HR Hausbau from Gründau Lieblos is no beginner in the construction business and should certainly be able to provide some proof of experience.

Recently, we asked for the following documents:

1. Floor plans and cross-section of the building
2. Planning documents (plot with building, among others)
3. Soil report (including water contamination in the ground) and the building specification for the basement
4. Energy performance certificate, including evidence of thermal insulation

Apart from the building specification, the draft contract (with a notary from the developer’s side), and a few colored floor plans, we have nothing in hand.
The agent said that the developer does not perform soil sampling and that there is no energy compliance documentation because they are building according to the 2009 Energy Saving Ordinance. Furthermore, we don’t even have a cross-section of the house with dimensions, and the agent said that the building permit / planning permission has not yet been applied for the detached houses.

What do you think about this?
Which documents and inspections do you consider important for a new build?

I would be very grateful for many responses.

Merci and thank you in advance,

Sandy

Hi,

can anyone tell me which documents are absolutely essential when building a house?
Or rather, which documents do you consider very important and what experiences have you had so far?

That would be really kind. 🙂

Sandý

Hello Sandy79,

before signing the contract, you are not entitled to any specific documents. After the contract is completed, you have the right to receive the documents specified in the contract, such as working drawings, the building permit / planning permission application, structural engineering reports, expert assessments, energy saving regulation certificates, etc. If you reimburse the developer for the costs, even if you are not purchasing from them, they will most likely provide you with everything you need. 😉

Hello Sandy79,

Last year, we decided on a house in Riedberg and beforehand received all the floor plans with dimensions, elevations, a cross-section, and the energy performance certificate. I believe these are the standard documents you should receive. You should also not forget the construction and scope of work description! Also, make sure to carefully review the contract documents.

We were also able to inspect soil samples, although I’m not sure if that’s standard practice. I don’t think the documents you requested are “special documents,” as 6Richtige suggests.

Good luck with your house construction,

Angela

Hello 6Richtige and Angela,

Thank you both for your replies. Angela, thanks for your advice regarding the building specification and the contract.
I’m still a bit confused because you seem to have quite different opinions.
Could it be that you are referring to different documents?
I think I mean the usual documents, but are floor plans, building cross-sections, energy performance certificates (and the building specification) considered special documents?
If that’s the case and 6Richtige is right, then you would be buying a pig in a poke. With such a large amount of money involved, I find that hard to believe. 😕
So how do you choose a builder if you don’t have these documents?

“If you reimburse the builder for the costs, even if you don’t buy from them, they will certainly provide you with everything 😉”

Do you really mean that I should pay for the floor plans, building cross-sections, energy performance certificate, and building specification?
Or which documents do you mean otherwise?

Best regards,

Sandy

Hello Sandy79,

The documents you listed must definitely be provided before signing the contract; the ones I mentioned do not. There can be different opinions regarding the energy performance certificate.

I would like to buy a house through a developer

So you are still a prospective buyer, not a client.

Can’t anyone tell me which documents you should definitely insist on during a house construction?

As a prospective buyer, you can request documents, but the ones I mentioned do involve costs and do not have to be provided free of charge to every interested party.