ᐅ Is the offer for a semi-detached house with land/property acceptable?
Created on: 7 Oct 2010 17:51
M
Master1983
Hello everyone, I’m new here.
About us: My wife and I are 27 years old. Our monthly net income is between 3000 and 3200 euros. We have equity of 35,000 euros but only want to invest 30,000 euros into the house.
About the house offer:
It’s a semi-detached house, 124 sqm (1334 sq ft) on a 315 sqm (3391 sq ft) plot. The price per square meter is 122 euros, so the plot costs 38,000 euros and the house 131,000 euros.
About the house:
1. Earthworks
The topsoil in the building area will be excavated up to 30 cm (12 inches) deep and stored on the side of the plot.
2. Foundations
Strip foundations will be installed all around the building foundation 80 cm (31 inches) deep, below the frost line. The excavation material from the foundations will be properly disposed of.
3. Ground slab
The foundation is a shallow foundation with a reinforced concrete slab made of waterproof concrete C25/30. Below the slab is a moisture barrier and approximately 30 cm (12 inches) thick gravel layer.
3.1
A hot-dip galvanized foundation earth conductor will be installed according to valid VDE regulations during the foundation work.
4. Utilities and building drainage
Drainage pipes under the slab are laid with the required slope according to DIN standards.
4.1
Wastewater and rainwater pipes are installed as shown in the plans and connected to the main sewer.
4.2
Gas, water, electricity, and telecommunications connections are included in the fixed price.
5. Ground floor / upper floor
Exterior walls are 30 cm (12 inches) thick consisting of single-layer masonry, from outside to inside: 120 mm (5 inches) external thermal insulation composite system in white, back masonry 17.5 cm (7 inches) thick made of highly insulating clay blocks (Poroton plan blocks).
5.1
Interior walls are made of 17.5 cm (7 inches) and 11.5 cm (4.5 inches) thick clay blocks (Poroton plan blocks).
5.2
Party walls between the semi-detached units are soundproof and fire-resistant, made of two layers of 17.5 cm (7 inches) thick Poroton plan blocks.
5.3
The finished ceiling height on the ground floor is 2.54 m (8 ft 4 in).
5.4
Between ground and upper floor, a reinforced concrete ceiling is constructed from precast elements and cast in place with concrete C20/25. The ceiling underside is skimmed and ready for wallpapering.
5.5
The ceiling of the upper floor is made of spruce-fir timber beams, grade II quality. It is covered with gypsum plasterboard on battens. Moisture-resistant plasterboards are used in wet rooms. The ceiling is skimmed and ready for wallpapering.
5.6
The attic floor is covered with walkable USB boards. The attic ceiling is not covered. The attic can be converted with approximately 40 sqm (430 sq ft) of usable space.
5.7
Interior window sills are made of marble (natural stone) Micra Carrara. In bathroom and guest WC, tiled window sills are installed.
5.8
Exterior window sills are white aluminum.
6. Roof
The gable roof is constructed from grade II spruce-fir structural timber. The roof overhang is 50 cm (20 inches) all around. The underside of the eaves and gables is clad with white plastic profiles. The roof is covered with Creaton Futura black tiles.
7. Windows and doors
White PVC windows with steel reinforcement. Flush-mounted frames, installation depth 73 mm (3 inches), 5-chamber system, insulated glazing with U-value 1.1 including white PVC roller shutters with strap drive.
7.1
White aluminum front door with triple locking system, profile cylinder with 3 keys, Rodenberg light-colored PVC panels, brass spoon-handle lockset.
7.2
Interior doors are light beech with brass spoon-handle locksets. Door budget 160 euros per piece including VAT.
8. Heating
Gas boiler with hot water tank and solar system, brand product Vaillant or equivalent like Vaillant, weather-compensated heating control system. The heating system is installed in the utility room. Underfloor heating is installed in all ground and upper floor rooms.
9. Sanitary
Guest WC facilities: white porcelain hand basin approx. 50 cm (20 inches), chrome-plated quality single-lever mixer tap, white porcelain wall-hung WC with dual-flush push button system and flush stop function, white WC seat with lid.
Bathroom facilities: white porcelain hand basin approx. 60 cm (24 inches), chrome-plated quality single-lever mixer tap, white porcelain wall-hung WC with dual-flush push button system and flush stop function, white WC seat with lid, rectangular white acrylic bathtub with chrome single-lever mixer tap with spiral shower hose and shower head, barrier-free shower with chrome single-lever mixer tap with spiral shower hose and shower head.
9.1
Kitchen connections for sink and dishwasher are installed.
9.2
An outdoor water tap on the ground floor for garden irrigation.
10. Electrical installations
Complete electrical installation including meter cabinet performed according to VDE and local utility company regulations.
10.1
Electrical circuits protected by modern circuit breakers and RCD switches. For electrical system safety, potential equalization in connection with foundation earth conductor is installed.
Standard room equipment:
1 ceiling light point
1 light switch
5 power outlets
Entrance and terrace lighting:
1 outdoor light each, switchable from inside.
Attic:
1 power outlet
1 ceiling light point
11. Interior plaster
All masonry walls receive a single-layer machine-applied gypsum plaster. All protruding free corners are protected with corner beads.
12. Screed
The ground floor slab is fully sealed against rising damp.
Ground floor structure:
Waterproofing according to DIN 18195
10 cm (4 inches) EPS insulation, thermal conductivity 0.35 DEO
Membrane with edge insulation strip
6 cm (2.4 inches) flowing screed CA-C20 F4
Upper floor structure:
3.5 cm (1.4 inches) EPS insulation, thermal conductivity 0.35 DEO
Membrane with edge insulation strip
6 cm (2.4 inches) flowing screed CA-C20 F4
13. Staircase
Modern freestanding wooden staircase on bolts made of beech wood. Budget 2500 euros including VAT.
14. Tiles (budget 15 euros / sqm (5 USD / sq ft))
Tiles can be selected by the buyer at the corresponding tile specialist store. Any price differences will be credited or additionally charged.
14.1
Floor tiles are laid in the following rooms: WC, bathroom, kitchen, utility room, and hallway.
14.2
Bathroom and WC walls are tiled up to ceiling height, including window reveals and window sills.
15. Paving
The terrace of approx. 16 sqm (172 sq ft), access path, and parking spot are paved with rectangular cement-gray paving stones.
These were some details. What do you think?
The construction company manager said there will be additional costs as follows: 3.5% property transfer tax, 1.5% notary fees.
So:
169,000 euros for semi-detached house and plot
8,500 euros for property transfer tax and notary
5,000 euros for pre-built garage
10,000 euros for other costs (fence, some extra furniture)
192,500 euros minus 30,000 euros equity = 162,500 euros loan
We plan to borrow 170,000 euros for safety.
170,000 euros * 5 (4% interest + 1% repayment) / 100 / 12 = 710 euros monthly loan repayment.
What do you think?
About us: My wife and I are 27 years old. Our monthly net income is between 3000 and 3200 euros. We have equity of 35,000 euros but only want to invest 30,000 euros into the house.
About the house offer:
It’s a semi-detached house, 124 sqm (1334 sq ft) on a 315 sqm (3391 sq ft) plot. The price per square meter is 122 euros, so the plot costs 38,000 euros and the house 131,000 euros.
About the house:
1. Earthworks
The topsoil in the building area will be excavated up to 30 cm (12 inches) deep and stored on the side of the plot.
2. Foundations
Strip foundations will be installed all around the building foundation 80 cm (31 inches) deep, below the frost line. The excavation material from the foundations will be properly disposed of.
3. Ground slab
The foundation is a shallow foundation with a reinforced concrete slab made of waterproof concrete C25/30. Below the slab is a moisture barrier and approximately 30 cm (12 inches) thick gravel layer.
3.1
A hot-dip galvanized foundation earth conductor will be installed according to valid VDE regulations during the foundation work.
4. Utilities and building drainage
Drainage pipes under the slab are laid with the required slope according to DIN standards.
4.1
Wastewater and rainwater pipes are installed as shown in the plans and connected to the main sewer.
4.2
Gas, water, electricity, and telecommunications connections are included in the fixed price.
5. Ground floor / upper floor
Exterior walls are 30 cm (12 inches) thick consisting of single-layer masonry, from outside to inside: 120 mm (5 inches) external thermal insulation composite system in white, back masonry 17.5 cm (7 inches) thick made of highly insulating clay blocks (Poroton plan blocks).
5.1
Interior walls are made of 17.5 cm (7 inches) and 11.5 cm (4.5 inches) thick clay blocks (Poroton plan blocks).
5.2
Party walls between the semi-detached units are soundproof and fire-resistant, made of two layers of 17.5 cm (7 inches) thick Poroton plan blocks.
5.3
The finished ceiling height on the ground floor is 2.54 m (8 ft 4 in).
5.4
Between ground and upper floor, a reinforced concrete ceiling is constructed from precast elements and cast in place with concrete C20/25. The ceiling underside is skimmed and ready for wallpapering.
5.5
The ceiling of the upper floor is made of spruce-fir timber beams, grade II quality. It is covered with gypsum plasterboard on battens. Moisture-resistant plasterboards are used in wet rooms. The ceiling is skimmed and ready for wallpapering.
5.6
The attic floor is covered with walkable USB boards. The attic ceiling is not covered. The attic can be converted with approximately 40 sqm (430 sq ft) of usable space.
5.7
Interior window sills are made of marble (natural stone) Micra Carrara. In bathroom and guest WC, tiled window sills are installed.
5.8
Exterior window sills are white aluminum.
6. Roof
The gable roof is constructed from grade II spruce-fir structural timber. The roof overhang is 50 cm (20 inches) all around. The underside of the eaves and gables is clad with white plastic profiles. The roof is covered with Creaton Futura black tiles.
7. Windows and doors
White PVC windows with steel reinforcement. Flush-mounted frames, installation depth 73 mm (3 inches), 5-chamber system, insulated glazing with U-value 1.1 including white PVC roller shutters with strap drive.
7.1
White aluminum front door with triple locking system, profile cylinder with 3 keys, Rodenberg light-colored PVC panels, brass spoon-handle lockset.
7.2
Interior doors are light beech with brass spoon-handle locksets. Door budget 160 euros per piece including VAT.
8. Heating
Gas boiler with hot water tank and solar system, brand product Vaillant or equivalent like Vaillant, weather-compensated heating control system. The heating system is installed in the utility room. Underfloor heating is installed in all ground and upper floor rooms.
9. Sanitary
Guest WC facilities: white porcelain hand basin approx. 50 cm (20 inches), chrome-plated quality single-lever mixer tap, white porcelain wall-hung WC with dual-flush push button system and flush stop function, white WC seat with lid.
Bathroom facilities: white porcelain hand basin approx. 60 cm (24 inches), chrome-plated quality single-lever mixer tap, white porcelain wall-hung WC with dual-flush push button system and flush stop function, white WC seat with lid, rectangular white acrylic bathtub with chrome single-lever mixer tap with spiral shower hose and shower head, barrier-free shower with chrome single-lever mixer tap with spiral shower hose and shower head.
9.1
Kitchen connections for sink and dishwasher are installed.
9.2
An outdoor water tap on the ground floor for garden irrigation.
10. Electrical installations
Complete electrical installation including meter cabinet performed according to VDE and local utility company regulations.
10.1
Electrical circuits protected by modern circuit breakers and RCD switches. For electrical system safety, potential equalization in connection with foundation earth conductor is installed.
Standard room equipment:
1 ceiling light point
1 light switch
5 power outlets
Entrance and terrace lighting:
1 outdoor light each, switchable from inside.
Attic:
1 power outlet
1 ceiling light point
11. Interior plaster
All masonry walls receive a single-layer machine-applied gypsum plaster. All protruding free corners are protected with corner beads.
12. Screed
The ground floor slab is fully sealed against rising damp.
Ground floor structure:
Waterproofing according to DIN 18195
10 cm (4 inches) EPS insulation, thermal conductivity 0.35 DEO
Membrane with edge insulation strip
6 cm (2.4 inches) flowing screed CA-C20 F4
Upper floor structure:
3.5 cm (1.4 inches) EPS insulation, thermal conductivity 0.35 DEO
Membrane with edge insulation strip
6 cm (2.4 inches) flowing screed CA-C20 F4
13. Staircase
Modern freestanding wooden staircase on bolts made of beech wood. Budget 2500 euros including VAT.
14. Tiles (budget 15 euros / sqm (5 USD / sq ft))
Tiles can be selected by the buyer at the corresponding tile specialist store. Any price differences will be credited or additionally charged.
14.1
Floor tiles are laid in the following rooms: WC, bathroom, kitchen, utility room, and hallway.
14.2
Bathroom and WC walls are tiled up to ceiling height, including window reveals and window sills.
15. Paving
The terrace of approx. 16 sqm (172 sq ft), access path, and parking spot are paved with rectangular cement-gray paving stones.
These were some details. What do you think?
The construction company manager said there will be additional costs as follows: 3.5% property transfer tax, 1.5% notary fees.
So:
169,000 euros for semi-detached house and plot
8,500 euros for property transfer tax and notary
5,000 euros for pre-built garage
10,000 euros for other costs (fence, some extra furniture)
192,500 euros minus 30,000 euros equity = 162,500 euros loan
We plan to borrow 170,000 euros for safety.
170,000 euros * 5 (4% interest + 1% repayment) / 100 / 12 = 710 euros monthly loan repayment.
What do you think?
H
Hans_Meier28 Oct 2010 11:08Such offers can only be realized if the provider severely pressures their subcontractors financially.
I know at least one provider who has signed numerous construction contracts here in Munich at completely unrealistic low rates. Afterwards, they pay their subcontractors with massive deductions on the invoices (sometimes 50%) citing questionable reasons. Every year, 2-3 of their subcontractors go bankrupt because of this. Well, they simply find new ones quickly.
Do you want to get involved in such a "business model"?
My advice is clear: Stay away!
Try to secure a good plot of land somehow, find a reputable general contractor (don’t shy away from the effort required to find one, i.e., check references, talk to residents, compare detailed offers…) and build solidly!
I know at least one provider who has signed numerous construction contracts here in Munich at completely unrealistic low rates. Afterwards, they pay their subcontractors with massive deductions on the invoices (sometimes 50%) citing questionable reasons. Every year, 2-3 of their subcontractors go bankrupt because of this. Well, they simply find new ones quickly.
Do you want to get involved in such a "business model"?
My advice is clear: Stay away!
Try to secure a good plot of land somehow, find a reputable general contractor (don’t shy away from the effort required to find one, i.e., check references, talk to residents, compare detailed offers…) and build solidly!
H
Hans_Meier6 Nov 2010 15:41A single good reference is, of course, helpful, but definitely not enough. You need at least 3 to 4 references and try to have a thorough conversation with these people.
If the overall impression is still positive, the next step would be to carefully review the construction contract.
Pay particular attention to the payment schedule. It should not include any (or at least almost no) advance payments.
Could you please share the payment schedule here?
If the overall impression is still positive, the next step would be to carefully review the construction contract.
Pay particular attention to the payment schedule. It should not include any (or at least almost no) advance payments.
Could you please share the payment schedule here?
M
Master19836 Nov 2010 17:51Hello
Here is the current situation:
We originally wanted to calculate the cost for a single-family house. Since only large plots of land were available for single-family homes, we first approached the city. We wanted to have a plot reduced in size because this is possible in some cases. Unfortunately, there wasn’t any plot that suited us. So the plan for the single-family house fell through.
We now have another appointment with the construction company at the end of next week because some additional things, such as a garage, stairs up to the attic (which we will finish ourselves), and some minor details, need to be added. We want to get a total price from them including all these extras.
They have already sold 2 semi-detached houses. We spoke with 3 families, and everyone was very enthusiastic. A colleague of my father’s at work had a bungalow built by the same construction company. He said he would do it again anytime. So we are quite confident about them.
What else should I find out beforehand? We have the appointment on Friday. Which questions should I clarify in advance?
I will ask about the payment schedule.
Here is the current situation:
We originally wanted to calculate the cost for a single-family house. Since only large plots of land were available for single-family homes, we first approached the city. We wanted to have a plot reduced in size because this is possible in some cases. Unfortunately, there wasn’t any plot that suited us. So the plan for the single-family house fell through.
We now have another appointment with the construction company at the end of next week because some additional things, such as a garage, stairs up to the attic (which we will finish ourselves), and some minor details, need to be added. We want to get a total price from them including all these extras.
They have already sold 2 semi-detached houses. We spoke with 3 families, and everyone was very enthusiastic. A colleague of my father’s at work had a bungalow built by the same construction company. He said he would do it again anytime. So we are quite confident about them.
What else should I find out beforehand? We have the appointment on Friday. Which questions should I clarify in advance?
I will ask about the payment schedule.
H
Hans_Meier6 Nov 2010 20:52If the references are that good, then it seems to be a good fit.
The construction contract should still be reviewed. It should preferably follow the VOB (German Construction Contract Procedures) rather than the Building Code. However, the warranty can also be based on the Building Code (because it then applies for 5 instead of 4 years).
And as mentioned, VERY important: the payment schedule! No advance payments! Payments should only be made after the corresponding construction progress has been achieved.
According to the real estate agent and property developer regulations, the payment schedule should look like this (the structural shell stage is usually further divided into individual floors).
The construction contract should still be reviewed. It should preferably follow the VOB (German Construction Contract Procedures) rather than the Building Code. However, the warranty can also be based on the Building Code (because it then applies for 5 instead of 4 years).
And as mentioned, VERY important: the payment schedule! No advance payments! Payments should only be made after the corresponding construction progress has been achieved.
According to the real estate agent and property developer regulations, the payment schedule should look like this (the structural shell stage is usually further divided into individual floors).
Hello construction expert,
I wouldn’t claim that for a “standalone” case.
The VOB as a general basis for house construction is certainly appropriate, if only because it clearly defines the requirements and tolerances (which often cause problems in the end).
However, it should only be applied if the client is continuously supported by a planner and site manager! They know the VOB and can apply it in a way that benefits the client.
It is certainly not suitable if a client starts a construction project “alone” (and therefore without knowledge) or commissions orders for conversions/renovations.
I wouldn’t claim that for a “standalone” case.
The VOB as a general basis for house construction is certainly appropriate, if only because it clearly defines the requirements and tolerances (which often cause problems in the end).
However, it should only be applied if the client is continuously supported by a planner and site manager! They know the VOB and can apply it in a way that benefits the client.
It is certainly not suitable if a client starts a construction project “alone” (and therefore without knowledge) or commissions orders for conversions/renovations.
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