ᐅ Planning the Construction of a 150 sqm Single-Family Home on a 450 sqm Plot near Munich

Dear Forum,

we (a couple with small children) have just purchased a plot of land in the Munich outskirts, 450 m2 (4844 sq ft). The existing building will be demolished. From a building regulation perspective, everything is quite straightforward (no zoning plan, corner plot), no slope, etc.

We are planning to build a new single-family house:

• approx. 150-180 m2 (1600-1937 sq ft) living space, 2 full floors, no basement, gable roof
• single garage with direct access to the house
• designed to meet KfW 40 standard with a ventilation system moving towards passive house standards
• air-source heat pump
• including 1 or 2 split air conditioning units
• underfloor heating
• rainwater cistern

Ideally, I would like to build really solid with sand-lime bricks, preferably with a general contractor (GC) if we find a good one.

Our current (planned) approach:

1.) We are “talking” to the usual prefab house suppliers, checking offers, and negotiating contracts in detail with the help of a prefab house expert and a construction contract lawyer from the Homeowners Protection Association.
2.) We will hire an architect for service phases 1-4 (about 8,500 EUR (about 9,000 USD) gross flat rate), then request offers from GCs to see how that goes.

The idea behind this:
- I have not found any GCs in Upper Bavaria who simply provide a quote like prefab house suppliers do.
- If we spend 8,500 EUR (about 9,000 USD) on the architect and then find out that solid construction is roughly 150,000 EUR (approx. 160,000 USD) more expensive than a prefab house, the decision is clear anyway.
- Ideally, the architect would then contact several GCs he knows in Upper Bavaria.
- Overall, the idea is to sign the contract with the GC or prefab house supplier as late as possible, since the negotiating position weakens significantly afterward.

What we have done so far regarding GCs / architects:
- I googled GCs in Upper Bavaria and contacted them, with mixed results.
- I contacted 15 architects in Upper Bavaria, also with mixed results.
- A larger GC from Upper Bavaria recommended two external “house architects” on inquiry. One architect replied promptly and clearly has experience building residential houses on a regular basis in Munich.

What do you think about our approach? What tips do you have, especially regarding the search for GCs and architects? Unfortunately, we cannot rely on recommendations here. We will definitely avoid the official HOAI fee structure, but so far I have the impression that this can be negotiated well.

Or maybe skip the loop with architect / GC and simply go directly to a prefab house builder?

Thank you very much!

TechnikMeister schrieb:

We definitely won’t use HOAI

Why?

TechnikMeister schrieb:

- If we spend €8,500 (around $9,200) on the architect and then find out in the end that a solid-built house is €150,000 (about $160,000) more expensive than a prefab house, the decision is obvious anyway.

A house of the same type, if only differing in the construction method, is roughly the same price.

Check out posts by @11ant here in the forum. Keywords: house building schedule or dough resting.

TechnikMeister schrieb:

"just like that"

Nobody does it just like that..,

TechnikMeister schrieb:

just like that" an offer was created (like prefab house suppliers do)

… not even prefab house suppliers. They would first need to inspect the plot and have the soil report reviewed by a structural engineer. It takes more than just the “idea of building such a house.” Prefab house prices are based on average values (sqm × current sqm costs).

TechnikMeister schrieb:

contracts are negotiated in detail

Contracts are usually drafted once at high cost by a lawyer to be airtight against all builders. I consider negotiating contracts unrealistic.

TechnikMeister schrieb:

with help from the prefab house expert

Who would that be?

TechnikMeister schrieb:

I googled general contractors in Upper Bavaria and contacted them; results were rather mixed
- I contacted 15 architects in Upper Bavaria; results were also rather mixed

I would consider why that might be. Maybe some are fully booked, but not most? Was the budget too low? Did you mention that you were one of 30 inquiries? Did you possibly present a planning concept that is beyond your role? Making phone calls usually leads to better results in this industry.

TechnikMeister schrieb:

single garage with direct door into the house

For me, that idea would already be a no-go.

How do you come to the conclusion that it’s less complicated without a development plan?

Is there a parking space regulation?

What does your budget allow?

MUC suggests around 4000/m2 (372 sq ft) of living space. I would estimate about 800,000.

How old is the existing building that is to be demolished?

Hello YPG,

thanks for the detailed answer.

I have a follow-up question: "Single-car garage with a direct door into the house" – "For me, this idea is already a no-go."

What do you think is so problematic about that?

Thanks and best regards

hanghaus2023 schrieb:

Why do you think that it’s easier without a development plan / zoning plan?

Is there a parking space regulation?
What does your budget allow?

MUC sounds like 4000/m2 (400 sq ft) of living space. I would estimate around 800k.
How old is the existing building that is going to be demolished?

Regarding "Without a development plan / zoning plan":
An architect said that in the immediate area almost every roof style and building size exists, so practically "everything" can be approved in the building permit / planning permission.

Regarding budget:
Yes, it will probably cost around 650,000–750,000 EUR, plus demolition.

Regarding the age of the existing building:
Almost 100 years old.

Regarding parking:
One space should be sufficient.

THANKS