Hello everyone,
We’re starting to feel quite desperate and don’t know how to move forward. Here is the initial situation:
My husband and I want to build a new house on my parents’ property, where their house already stands. At the beginning of the year, we met with a local construction company. They referred us to an architect they work with. After he took two months to submit a preliminary building inquiry to the building authority (he simply forgot us twice!), we no longer want to work with him. The preliminary inquiry was just to get approval to extend the building envelope, so we could even build a second house on the property. We told the construction company that we didn’t want to continue with that architect, but they don’t seem very interested in working with us anymore, as they haven’t offered any next steps or suggested another architect. I suspect the construction company will only get involved if we come to them with a finished plan plus a building permit / planning permission.
Since we weren’t making progress, we turned to a large German builder specializing in solid construction, and we have already had several discussions with them. In the meantime, we received positive feedback on the preliminary inquiry, allowing us to build a one-and-a-half-story house with a pitched roof. So far, so good. The builder now wants to submit the building permit / planning application, but nothing is really finalized yet. We have a quote for a standard house from their catalog for €240,000. The sales advisor said we should first submit some basic details (external dimensions, position on the property, roof pitch, etc.), and the interior layout can be changed later. But if I realize the room layout doesn’t work inside, I’d have to change the external dimensions again, and that’s not so easy if it has already been approved differently, right? He also wants us to sign the construction contract before submitting the building permit application because the authorities need all details finalized. But I don’t want to sign a contract when the basic floor plan isn’t even clear, and the contract even lists individual electrical outlets!
I understand that they have already invested time and want to get paid eventually, but we feel a bit uneasy here. The advisor said they will include clauses in the contract so that if the permit is rejected or costs “explode” (which is subjective), we would not be bound by the contract.
I wanted to know if this is the “normal” procedure? Somehow I have the feeling we are on the completely wrong track... We already have a floor plan we like, which just needs to be refined, thus determining the external dimensions and so forth. But I get the impression the builder doesn’t want to deal with that because it’s too much work without knowing if they will actually get the contract. Or would it be better to look for an architect on our own, develop a concrete plan, and then approach building companies with that? We’re overwhelmed and already very frustrated because we’re not getting anywhere :-( We hoped to have a building permit by the end of the year with regard to the homebuyer subsidy, but somehow it looks like that’s slipping away...
Many thanks to everyone who read this, and maybe you have a tip on how we can move forward quickly and sensibly?
We’re starting to feel quite desperate and don’t know how to move forward. Here is the initial situation:
My husband and I want to build a new house on my parents’ property, where their house already stands. At the beginning of the year, we met with a local construction company. They referred us to an architect they work with. After he took two months to submit a preliminary building inquiry to the building authority (he simply forgot us twice!), we no longer want to work with him. The preliminary inquiry was just to get approval to extend the building envelope, so we could even build a second house on the property. We told the construction company that we didn’t want to continue with that architect, but they don’t seem very interested in working with us anymore, as they haven’t offered any next steps or suggested another architect. I suspect the construction company will only get involved if we come to them with a finished plan plus a building permit / planning permission.
Since we weren’t making progress, we turned to a large German builder specializing in solid construction, and we have already had several discussions with them. In the meantime, we received positive feedback on the preliminary inquiry, allowing us to build a one-and-a-half-story house with a pitched roof. So far, so good. The builder now wants to submit the building permit / planning application, but nothing is really finalized yet. We have a quote for a standard house from their catalog for €240,000. The sales advisor said we should first submit some basic details (external dimensions, position on the property, roof pitch, etc.), and the interior layout can be changed later. But if I realize the room layout doesn’t work inside, I’d have to change the external dimensions again, and that’s not so easy if it has already been approved differently, right? He also wants us to sign the construction contract before submitting the building permit application because the authorities need all details finalized. But I don’t want to sign a contract when the basic floor plan isn’t even clear, and the contract even lists individual electrical outlets!
I understand that they have already invested time and want to get paid eventually, but we feel a bit uneasy here. The advisor said they will include clauses in the contract so that if the permit is rejected or costs “explode” (which is subjective), we would not be bound by the contract.
I wanted to know if this is the “normal” procedure? Somehow I have the feeling we are on the completely wrong track... We already have a floor plan we like, which just needs to be refined, thus determining the external dimensions and so forth. But I get the impression the builder doesn’t want to deal with that because it’s too much work without knowing if they will actually get the contract. Or would it be better to look for an architect on our own, develop a concrete plan, and then approach building companies with that? We’re overwhelmed and already very frustrated because we’re not getting anywhere :-( We hoped to have a building permit by the end of the year with regard to the homebuyer subsidy, but somehow it looks like that’s slipping away...
Many thanks to everyone who read this, and maybe you have a tip on how we can move forward quickly and sensibly?
KingJulien23 Jul 2020 16:37Don’t sign anything—there’s pressure being applied, and they’re using the “we’ll figure it out” tactic. Applying for the building permit / planning permission before the floor plan is even discussed with the general contractor seems very questionable to me. The quoted price is for the standard floor plan; you can imagine the rest. I would, in your position, cancel the whole thing and start over calmly and from scratch with someone you really feel comfortable with.
Forget about the child benefit for building; the wrong home builder can end up costing you a lot more money (and stress).
Forget about the child benefit for building; the wrong home builder can end up costing you a lot more money (and stress).
Yes, I find that a bit strange as well... We have already submitted a sketch twice showing how we would like to adapt the house from the catalog (which is fine as a basic model) according to our own ideas. The response was always, "Yes, we are very flexible on the interior, and you can still change walls and rooms as you wish." But why doesn’t anyone just do that then? Because during the floor plan planning, we have often realized ourselves that the devil is in the details, and things don’t always work out as you first thought. What if we apply for a building permit / planning permission for a 9 x 10 m (30 x 33 ft) house and then realize we actually need 10 x 11 m (33 x 36 ft) because the interior layout doesn’t work? Or am I just getting too caught up in the details again?
So, should we independently look for an architect and develop a professionally designed floor plan, and then request quotes from companies based on that plan? How much does an architect’s plan usually cost? (Or what is the best approach to take?)
So, should we independently look for an architect and develop a professionally designed floor plan, and then request quotes from companies based on that plan? How much does an architect’s plan usually cost? (Or what is the best approach to take?)
Alverde schrieb:
We are starting to feel pretty desperate and don’t know how to move forward.
We’re overwhelmed and already quite frustrated because we just can’t make any progress. Stay calm for now. It’s definitely a good idea that you’re seeking help here. In this forum, you can get support that is free, honest, and straightforward.
Please don’t let the deadline for the building grant / construction subsidy stress you. Assume for now that you won’t receive it. An average planning phase takes about 1 year. You need to allow that time, because everything else depends on the planning…
Alverde schrieb:
After he took 2 months just to submit a short preliminary building inquiry to the building authority (he simply forgot us twice!!), we don’t want to continue working with him. Building is a matter of trust. If you don’t trust the architect or the chemistry isn’t right, it’s a good decision not to continue working together.
Alverde schrieb:
The purchase consultant says we should first submit something (outer dimensions, location on the plot, roof pitch, etc.) and the interior layout could still be changed later. But if I realize the rooms don’t fit inside, then I’d have to change the outer dimensions again, and that can’t be done so easily if it was approved differently, right? He wants us to sign the construction contract when submitting the building application because the building authority needs to see everything detailed already. But I won’t sign a contract when the basic floor plan isn’t clear yet, especially when even the electrical outlets are listed individually in the contract? Your feeling is right here too! Under no circumstances sign anything. He is deliberately putting pressure on you to close the deal.
Alverde schrieb:
Somehow I have the feeling we’re on the completely wrong path... Your gut feeling is what you should rely on at the beginning, especially if you’re a complete beginner. Trust your instincts and make a clear demand to the house manufacturer: either detailed floor plan first, then signature—or goodbye.
Alverde schrieb:
Or would it be better to find an architect on your own, develop a detailed plan, and then approach house builders with it? Not necessarily. There are plenty of large and small companies that do most of the pre-planning free of charge if they are interested in a genuine collaboration. That was our experience. However, it’s important that you also put in enough thought and effort yourself.
Also, this forum can help if you want to have a floor plan discussed objectively.
If I were you, I would take a breather, end contact with the solid construction house manufacturer, and calmly look for smaller local general contractors (both masonry and timber frame) as well as some larger reputed prefab companies to restart from scratch.
Keep your chin up!
You are allowed to build.
If it is still a house that meets your needs, that’s already a big success.
Get advice regarding land subdivision, etc.
Set your actual budget.
Look for a construction company. A partner that suits you. Also gather information here about the financial aspects concerning costs.
Don’t sign anything. Don’t let yourself be pressured unnecessarily.
If it is still a house that meets your needs, that’s already a big success.
Get advice regarding land subdivision, etc.
Set your actual budget.
Look for a construction company. A partner that suits you. Also gather information here about the financial aspects concerning costs.
Don’t sign anything. Don’t let yourself be pressured unnecessarily.
Alverde schrieb:
In the meantime, we received the positive preliminary building approval, confirming that we are allowed to build a one-and-a-half-story house with a gable roof. That's good, and you won’t get anywhere with a "dummy" plan, which really doesn’t make sense for a formal building application.
Alverde schrieb:
He wants us to sign the construction contract before submitting the building application because the building authority needs it, as everything is already clearly specified there. My lawyer advises me not to mention which of my friends might receive a visit because of that statement.
Alverde schrieb:
I wanted to know if this is the "normal" procedure? Somehow I feel like we are heading in the completely wrong direction... We have actually already come up with a nice floor plan that only needs to be refined, There is no "normal" procedure, especially since you are building in your (in-law’s) parents’ garden. However, you are not an isolated case, and many like you have already been helped here.
1. Fill out the questionnaire at the top of the floor plan section.
2. Include a site plan or similar documents of the property.
3. Submit your own rough floor plan, even if it’s just a sketch on scrap paper.
Then it will become clear which professionals you will need to involve moving forward.
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