ᐅ Recommendation for a Construction Company for a Solidly Built City Villa in Erftstadt near Cologne

koelner1983 schrieb:

Now, if I may ask, how do I find a construction company that won’t put me in Oli’s situation? I really feel sorry for the poor guy.

Well, that’s almost a fundamental question. Because Oli did almost everything right (which is shocking considering his fiasco), he even visited current sites of his general contractor (GC) before awarding the contract. Unfortunately, the GC then didn’t use the skilled structural builder whose work Oli had seen, but instead hired a chaotic crew of questionable background—stone layers from a planet outside the DIN (German standards) universe. Many homeowners are either unaware of or don’t fully understand two things: first, how the GC business actually works, and second, how the team for a specific construction site is assembled. I have my reasons for preferring contractors with a large in-house core team and long-standing subcontractor relationships. Those don’t come cheap, but they are offered at reasonable prices. Architects also know their reliable contacts. Furthermore, you may have already read that I generally recommend allowing GCs to participate in tenders, but explicitly advise against restricting tenders exclusively to GCs. Most money is saved by investing upfront—specifically in what only appears expensive at first: the package covering design phases 5 to 7. Whether you come to me or one of several knowledgeable colleagues, or choose a traditional advisor i.e., an architect, it should be roughly the same (I even promote the fact that all I do is basic, straightforward work). We are all experienced professionals—no one holds the only true universal solution. You can also try to take on the search yourself, but this is not a path for cost-cutters, rather for risk-takers.

“Our” R.Hotzenplotz made a similar mistake to Oli: his GC also tried out a “new” structural builder on his project. The “robber” had selected his GC based on an apparently well-deserved good reputation, but for a project outside that GC’s market niche. The GC’s specialty is standard “cookie-cutter” architect-designed houses with common fixtures and fittings, whereas the “robber” wanted a self-designed, three-wing pseudo Bauhaus style. So, it was logical that the GC chose a different structural builder for this project. I believe the “robber” went through four independent site consultants, yet still ended up with a less than ideal result. Personally, I suspect Oli tightened his cost-consciousness screw without a torque wrench and therefore a bit too much.

First, you can do a lot to prevent poor construction by careful planning. That means you can get support from this community during your planning process. The number of corners (and corner windows) helps predict complications. The saying that a floor plan should be “peeing-in-the-snow-proof” sounds crude, but the analogy is no coincidence. My house-building guide, my stone-layer mantra, and the principle “The upper floor takes priority” (which I have mentioned several times though not linked here, so you might want to look it up yourself) can also help you.

The best thing now is to quickly fill out Yvonne’s questionnaire (here, while this thread is still new, or otherwise in the opening post of a new thread, which you should then link here) and include a reasonably large-scale cadastral map and the name (not a link!) of your zoning or development plan. By the way, have you already considered my suggestion not to decide on the building method before the “dough has risen” (i.e., before you fully digest the planning and allow the concept to mature)?

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https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/

Where do I even start? First of all, thanks for your time and effort.
I’ll begin with your closing remarks. I haven’t made a decision regarding the construction method yet because I looked up your perspective. I have two appointments scheduled for tomorrow. I’m not sure if it’s allowed to mention providers here. So, one builds with Ytong and the other uses timber panel construction. I just want to get some advice.

I also have to say that I had to read your text several times and then do some research to fully understand everything according to the scope of services.

The questionnaire is currently being filled out and should be posted in the new thread within the next few minutes. Thanks again.

Development plan / Restrictions
Plot size / 646 sqm + approx. 150 sqm (not building land, therefore not to be included)
Slope / no
Floor area ratio / neighboring buildings
Floor space index / neighboring buildings
Building window, building line, and boundary / approx. 10 m x 10 m (approx. 33 ft x 33 ft)
Edge development / no
Number of parking spaces / 2 in front of the house
Number of floors / 2 full floors + basement
Roof type / pyramid hip roof
Style / urban villa
Orientation / south/west
Maximum height/limits / none
Other requirements / ceiling height > 2.80 m (9.2 ft)

Homeowner requirements
Style, roof type, building type / modern / tent roof or urban villa
Basement, floors / basement: yes, 2 full floors
Number of people, ages / 2 adults early 40s and 1 child, 16 years
Space requirements on ground floor, upper floor / ground floor: 80 sqm (860 sq ft), upper floor: 80 sqm (860 sq ft)
Office: family use or home office? / home office
Guest bedrooms per year / 5 stays with 2 persons each
Open or closed architecture / open
Conservative or modern construction / undecided
Open kitchen, kitchen island / yes
Number of dining seats / 8
Fireplace / yes
Music/sound wall / no
Balcony, roof terrace / no
Garage, carport / yes, if possible one on each side
Utility garden, greenhouse / no
Other wishes/special features/daily routine, also reasons why certain things should or should not be included

House design
Who created the design:
- Planner of a construction company /
- Architect
- Do-it-yourself / still DIY
What do you particularly like? Why? / gallery / open space
What do you dislike? Why?
Price estimate according to architect/planner: / not yet
Personal price limit for the house, including equipment: / €500,000 (about 500,000 USD) excluding land
Preferred heating technology: heat pump / preferably Lambda but others possible too

If you have to give up on which details/extras
- you can give up: 2nd garage
- you cannot give up: gallery, open kitchen with island

Why has the design become what it is now? For example
Standard design from the planner?
Which wishes from the architect have been realized?
A mix of many examples from various magazines...
What makes it, in your opinion, particularly good or bad? / Currently just a design on paper from my wife and me 😀

Based on my own solid building experience with projects in the southern Cologne area and Hürth, I can recommend the Bauunternehmung Wagner/Kürten and the Bauunternehmung Kratz/Bonn. Both companies are traditional shell construction firms and do not provide design or planning services. Therefore, it is important to hire an architect early in the process.

Addendum: Apart from that, there is of course the option to have a custom architectural design prefabricated by a timber construction company and assembled on-site as a kit if it does not necessarily have to be a solid traditional German "brick-on-brick" house.

koelner1983 schrieb:

I have not yet decided on a construction method because I looked up your perspective online. I have two appointments scheduled for tomorrow. I’m not sure if naming providers is allowed here. So, one builds with Ytong and the other uses timber panel construction. I just want to get some advice.

I said this just a few days ago ...

11ant schrieb:

Introductory meetings really only gain useful insights if they happen during the dough resting/conditioning phase (see the latest episode).

... and you are generally allowed to name providers here — only if you feel you have to warn against them do you need to post in a special moderated section (Experiences with Construction Companies), and external links are discouraged. If a provider prefers a certain wall construction, I find that acceptable as long as it is justified by relevant experience (see Steinemantra).

koelner1983 schrieb:

I must say I had to read your text several times and do some research to understand everything according to the architectural service phases.

Most of my advisees were born after the invention of the compact disc; "LP" refers to the architect’s “service phases” (see the house-building schedule you can find explained on "Bauen jetzt").

koelner1983 schrieb:

The questionnaire is currently being filled out.

I have not yet identified the zoning plan. It is not clearly visible from the aerial photo, but I suspect a single-story limit and have not identified a “town villa” style.

koelner1983 schrieb:

Number of floors / 2 full stories plus basement

See "With or without a basement: a rule as a decision tool" (the aerial image suggests to me the plot is not suitable for a basement).

koelner1983 schrieb:

Further requirements / ceiling height > 2.80m (9 ft 2 in)

As a floor height, this is within the usual range (usually around 280/285 cm (9 ft 2 in / 9 ft 4 in)) but as a room height it is costly and, in my opinion, unnecessary. It either makes the windows expensive or the rooms darker.

koelner1983 schrieb:

Currently only a draft on paper from my wife and me.

Show us. Paper is good, even graph paper with pen sketches is fine.

wpic schrieb:

From my own positive building experience with projects in the southern Cologne area and in Hürth, I can recommend Bauunternehmung Wagner/Kürten ([...]) and Bauunternehmung Kratz/Bonn ([...]). Both companies are classic shell construction firms that do not provide planning services. Therefore, it is important to hire an architect early.

wpic schrieb:

Addendum: Besides that, it is generally also possible to have a custom architect design prefabricated by a timber construction company and assembled as a kit on site, if you do not necessarily want the typically solid German "stone-on-stone" house.

I have briefly looked into both named companies and do not know them personally, but I gladly accept @wpic as a reputable reference who is an architect himself about 40 km (25 miles) away. Wagner seems at first glance to have a solid permanent staff and, according to their own service profile, covers shell, dry, and civil engineering. I consider Kratz (also at a glance) to be more active in multi-family residential buildings and renovation than in single-family new builds.

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https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/

Hello everyone,
@wpic Thanks for recommending the two construction companies. As I understand it, I would need to go to an architect who would then translate my wishes into a floor plan/building plan, and I would take that to the construction companies?

@11ant: My wife's draft/drawing is attached below. Looking forward to your feedback 🙂 Scale: one square equals about 50cm (20 inches).

Yesterday, we visited two prefabricated house manufacturers—haven’t yet been to a timber frame company. Since I can name names, here is my assessment including the names.
1. First, we were in Düren at Heinz von Heiden: The gentleman was very friendly despite our being late. The prices quoted were not discouraging, and he seemed able to easily implement our wishes in the floor plan. Unfortunately, changes to trades/services are not possible with Heinz von Heiden. For example, we want the bathroom and toilet work subcontracted, which is not allowed for warranty reasons.
2. Then we went to Marsdorf at Viebrockhaus. We were also greeted warmly here, and everything is possible in terms of modifications—such as only running the piping to the bathrooms while the rest is done by a subcontractor.
I currently have a Homematic IP Wired smart home system in my house and am very happy with it. That’s why one of the questions to both companies was whether this is offered. Heinz von Heiden does not provide any smart home system, but you could politely ask the electrician during the start of the construction or electrical installation. However, that feels vague and risky to me if he simply says no or quotes an unreasonable price.
For the representative at Viebrockhaus, who uses Somfy and Hue, this was supposedly the best unbeatable system since it is radio-based 🙁 which is not true, of course.
So much for the first dreams shattered.
Moving on to pricing:
Unfortunately, the prices were confusing. For example, a waterproof cellar made of concrete by Glatthaar at Heinz von Heiden costs around €80,000 for roughly 80sqm (860 sq ft), whereas at Viebrockhaus it was €130,000 for 75sqm (810 sq ft).
I also asked what it would cost to enlarge the small 4kWp photovoltaic system. Simply put, €1,500 per additional module :/
Regarding the exact wall construction at Viebrockhaus, I was only shown a 3D model without any dimensions. The “climate protection wall” is supposedly 45.5cm (18 inches) thick. That doesn’t tell me anything about the thickness of the interior wall, insulation, or exterior wall.
In the end, we went home and have been thinking deeply ever since. We have now found a construction company in Eftstadt. According to the internet, it has very good reviews and comes across professionally in a YouTube video. I will call them tomorrow.

Attached is my wife’s drawing. I think she did a great job.