ᐅ Design phases 1 to 4 with the architect, new construction originally planned with a general contractor, but...
Created on: 29 Mar 2021 23:36
A
albert5
Hello Forum,
we are planning to build a house...
We have worked with an architect to create a design and planning permission documentation and have received the approval exemption for the new construction project.
With the design, we approached several general contractors for consultations and received initial cost estimates and construction descriptions. However, we have the feeling that none of them really want to build our house. On one hand, the cost estimates differ significantly even after adding a 20% contingency/risk margin, and on the other hand, the design is dismissed with comments like “that’s not how it’s done,” “wow, that will be expensive,” and “usually it’s built this or that way.”
The house itself is quite standard: 130m2 (1400 sq ft), calcium silicate brick + brick veneer, L-shaped bungalow with a pitched roof, no bay windows/dormers, no basement, KfW-55 standard, district heating.
In the end, we are offered a house that mostly corresponds to their standard models, but costs about 50% less than our calculated budget. Additionally, the specification includes mediocre features that could be upgraded, but naturally at a considerable extra cost.
In short, so far I have not really trusted any of the general contractors.
Now we have time – we plan to start construction in 2022 – and sufficient equity to complete a closed shell (everything except building services: heating, electrical, flooring, sanitary, interior doors, interior wall finishes).
The idea now is to build the house through individual contracts with a structural engineer or other architects locally (since we will build far from our current residence).
Are there any other important considerations? What do you generally think of this approach?
Thank you very much.
we are planning to build a house...
We have worked with an architect to create a design and planning permission documentation and have received the approval exemption for the new construction project.
With the design, we approached several general contractors for consultations and received initial cost estimates and construction descriptions. However, we have the feeling that none of them really want to build our house. On one hand, the cost estimates differ significantly even after adding a 20% contingency/risk margin, and on the other hand, the design is dismissed with comments like “that’s not how it’s done,” “wow, that will be expensive,” and “usually it’s built this or that way.”
The house itself is quite standard: 130m2 (1400 sq ft), calcium silicate brick + brick veneer, L-shaped bungalow with a pitched roof, no bay windows/dormers, no basement, KfW-55 standard, district heating.
In the end, we are offered a house that mostly corresponds to their standard models, but costs about 50% less than our calculated budget. Additionally, the specification includes mediocre features that could be upgraded, but naturally at a considerable extra cost.
In short, so far I have not really trusted any of the general contractors.
Now we have time – we plan to start construction in 2022 – and sufficient equity to complete a closed shell (everything except building services: heating, electrical, flooring, sanitary, interior doors, interior wall finishes).
The idea now is to build the house through individual contracts with a structural engineer or other architects locally (since we will build far from our current residence).
- Is it advisable to have the detailed execution planning done by the original designer, or should this be handled by the new local engineer/architect? This person would then also take care of the tendering and site supervision.
- Might we face issues with construction financing if we already have a closed shell and need a loan to finish it?
- Is it better to tender the detailed execution plans together with the trades (electrician, sanitary, heating), or should these be prepared before the tender process?
Are there any other important considerations? What do you generally think of this approach?
Thank you very much.
H
hampshire31 Mar 2021 13:30Because there are honest construction companies that can be quite easily identified. Our experience with them has been very positive – the construction schedule worked smoothly thanks to this coordination, the site was always tidy, and questions or problems could be quickly and efficiently resolved on-site. This makes everyone involved more efficient and reduces stress.
Of course, this is a service that is generally charged at a flat rate – and this is not the place to be stingy.
Of course, this is a service that is generally charged at a flat rate – and this is not the place to be stingy.
Oh, I see. For an additional charge, yes, I consider that possible. These days, no one can do that just to maintain their reputation for customer service – and even for a fee, not in a way that they would also be liable for it.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
H
hampshire31 Mar 2021 14:00Anyone expecting quality work on a construction site without fair compensation still has some homework to do.
A reputable building contractor will refuse projects from clients who are demanding but unwilling to pay appropriately. Without mutual respect, there is no foundation for a fair and balanced business relationship based on give and take.
A reputable building contractor will refuse projects from clients who are demanding but unwilling to pay appropriately. Without mutual respect, there is no foundation for a fair and balanced business relationship based on give and take.
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