Hello everyone,
I am currently in the early phase of roughly planning my house and related aspects. At the moment, I am trying to align our wishes with the plot of land and the local development plan in a rough draft.
To keep track of the next steps, I would appreciate your help.
Therefore, my question is:
Can you assist me with the planning process—specifically, which steps will come next and in what order? I am thinking about choosing an architect, arranging construction financing, building permits / planning permission, and so on. Perhaps you could provide a brief overview of what I should take care of and in what sequence.
I would also be interested to know how long each individual step usually takes. We are planning to build around 2017. We already own a plot of land, which is paid for and ready for development.
Thank you in advance for your help.
I am currently in the early phase of roughly planning my house and related aspects. At the moment, I am trying to align our wishes with the plot of land and the local development plan in a rough draft.
To keep track of the next steps, I would appreciate your help.
Therefore, my question is:
Can you assist me with the planning process—specifically, which steps will come next and in what order? I am thinking about choosing an architect, arranging construction financing, building permits / planning permission, and so on. Perhaps you could provide a brief overview of what I should take care of and in what sequence.
I would also be interested to know how long each individual step usually takes. We are planning to build around 2017. We already own a plot of land, which is paid for and ready for development.
Thank you in advance for your help.
First, you should define your financial framework and clearly understand what you want and need.
If you want to build with an architect, that would be the next step. The architect will work with you to refine the basics, estimate costs, and create designs until you are satisfied. If contracted, they will also support you during construction, coordinate subcontractors, and monitor the quality of work.
If you want to build with a general contractor with design services (GC with design), you would approach them at this stage — but it is highly recommended that you carefully consider your requirements beforehand. In the case of a general contractor (GC) without design services, it is advisable to consult an independent expert to review the contract before signing and, if needed, support you during the construction process.
In all scenarios: be cautious, dishonest parties exist everywhere — architects, experts, house planners at GCs, tradespeople, etc.
Finally: be patient, plan for contingencies, and be prepared for one or two surprises. In the end, hopefully, you will have your dream home 🙂
If you want to build with an architect, that would be the next step. The architect will work with you to refine the basics, estimate costs, and create designs until you are satisfied. If contracted, they will also support you during construction, coordinate subcontractors, and monitor the quality of work.
If you want to build with a general contractor with design services (GC with design), you would approach them at this stage — but it is highly recommended that you carefully consider your requirements beforehand. In the case of a general contractor (GC) without design services, it is advisable to consult an independent expert to review the contract before signing and, if needed, support you during the construction process.
In all scenarios: be cautious, dishonest parties exist everywhere — architects, experts, house planners at GCs, tradespeople, etc.
Finally: be patient, plan for contingencies, and be prepared for one or two surprises. In the end, hopefully, you will have your dream home 🙂
B
Bieber08158 Jan 2016 13:37- Assess your budget (how much equity can you contribute, what loan repayment can you sustain long-term).
- Determine your needs (number of rooms, number of bathrooms, closed/open floor plan, modern/classic style, ..., general usage concept, etc.)
- Outline your preferences for technical features (Passive House standard? KNX smart home system? Or do you not need such advanced options?)
- With points 1), 2), and 3) in mind, prepare a brief summary on one A4 page (without any floor plans), including the local zoning plan and some photos of the plot. Then, approach two or three architects for an informal initial consultation.
There are other approaches as well ... but this is how I would do it ;-).
A fundamental decision is whether to work with an architect who represents your interests as the client during planning and construction, develops a custom house design with you and your family, and resolves all building and planning law issues related to the project to produce a plan that can be approved. I naturally recommend this approach.
Alternatively, there are options to hire a general contractor / construction manager / prefabricated house provider or to purchase a pre-designed house model with relatively limited customization options, provided it complies with the zoning plan and fits your plot conditions. However, this solution lacks an independent supervisory body that represents your interests and checks the provider’s work quality and quantity for compliance with the agreed standards (scope of work), approves the work, and releases payments. You either take on this role yourself (which can be stressful and likely prone to errors if you have little construction experience) or hire an independent construction expert for this supervisory function.
If you opt to carry out the construction with an architect, you can contact 2-3 firms that match your idea of contemporary building and discuss in a preliminary meeting what financial and legal options are available for your plot. An initial estimate of a feasible house size based on key figures like cost per square meter (€/m²) of net usable floor area or cost per cubic meter (€/m³) of gross volume for different construction and finishing standards can already be provided during this initial conversation.
You should have the basic financing framework clarified beforehand. A realistically estimated portion of your own labor can also be taken into account. A room program outlining desired room sizes and a list of specific wishes, such as terraces, balconies, accessibility features, fireplace, single-story or multi-story construction, introverted/extroverted design, solid construction/wood construction, etc., is helpful.
The planning phase until the building permit application can be expected to take about 3 months from commissioning if the design process proceeds quickly and a valid zoning plan exists. The building permit itself usually takes 1–2 months. Construction could, in principle, begin thereafter.
Alternatively, there are options to hire a general contractor / construction manager / prefabricated house provider or to purchase a pre-designed house model with relatively limited customization options, provided it complies with the zoning plan and fits your plot conditions. However, this solution lacks an independent supervisory body that represents your interests and checks the provider’s work quality and quantity for compliance with the agreed standards (scope of work), approves the work, and releases payments. You either take on this role yourself (which can be stressful and likely prone to errors if you have little construction experience) or hire an independent construction expert for this supervisory function.
If you opt to carry out the construction with an architect, you can contact 2-3 firms that match your idea of contemporary building and discuss in a preliminary meeting what financial and legal options are available for your plot. An initial estimate of a feasible house size based on key figures like cost per square meter (€/m²) of net usable floor area or cost per cubic meter (€/m³) of gross volume for different construction and finishing standards can already be provided during this initial conversation.
You should have the basic financing framework clarified beforehand. A realistically estimated portion of your own labor can also be taken into account. A room program outlining desired room sizes and a list of specific wishes, such as terraces, balconies, accessibility features, fireplace, single-story or multi-story construction, introverted/extroverted design, solid construction/wood construction, etc., is helpful.
The planning phase until the building permit application can be expected to take about 3 months from commissioning if the design process proceeds quickly and a valid zoning plan exists. The building permit itself usually takes 1–2 months. Construction could, in principle, begin thereafter.
Hello,
take a look around model home parks. Experience different architectural styles to get a feel for room sizes (usually the floor area in square meters is shown on the doors), how many windows are enough for sufficient light, whether you prefer an open staircase or not, and check out the flooring. See what the ceiling slope really looks like in the rooms, consider if you need a basement, and decide between gas heating or a heat pump. Take brochures everywhere you go. Prefabricated house (and within that, wood or stone?) or traditional solid masonry? How much work do you want or can you do yourself? Get an impression of the fittings—do the power outlets already look cheap, and are there cracks in the walls of the model homes? That wouldn’t suggest high quality, but on the other hand, the model homes at Viebrockhaus look so good partly because the painter checks them every week.
We live near you and can recommend Mülheim-Kärlich and Viebrockhaus in Kaarst, which offer very different floor plans and ideas.
From the starting point (when the land could be purchased and we had our first consultation with the builder) to the first groundbreaking, it took us 10 months, and we moved in 5 months later. Our building permit application took almost 3 months, which is normal at the Bonn building authority.
If you already have a rough idea of what you want and what the development plan allows, you can start looking for an architect or builder more effectively, then get 2–3 quotes. After that, approach the bank or mortgage broker (e.g., Interhyp) to see if your financial framework will support it.
take a look around model home parks. Experience different architectural styles to get a feel for room sizes (usually the floor area in square meters is shown on the doors), how many windows are enough for sufficient light, whether you prefer an open staircase or not, and check out the flooring. See what the ceiling slope really looks like in the rooms, consider if you need a basement, and decide between gas heating or a heat pump. Take brochures everywhere you go. Prefabricated house (and within that, wood or stone?) or traditional solid masonry? How much work do you want or can you do yourself? Get an impression of the fittings—do the power outlets already look cheap, and are there cracks in the walls of the model homes? That wouldn’t suggest high quality, but on the other hand, the model homes at Viebrockhaus look so good partly because the painter checks them every week.
We live near you and can recommend Mülheim-Kärlich and Viebrockhaus in Kaarst, which offer very different floor plans and ideas.
From the starting point (when the land could be purchased and we had our first consultation with the builder) to the first groundbreaking, it took us 10 months, and we moved in 5 months later. Our building permit application took almost 3 months, which is normal at the Bonn building authority.
If you already have a rough idea of what you want and what the development plan allows, you can start looking for an architect or builder more effectively, then get 2–3 quotes. After that, approach the bank or mortgage broker (e.g., Interhyp) to see if your financial framework will support it.
Hello everyone,
First of all, thank you for your quick and helpful responses.
We already have a rough idea of how we want our house to look. We have decided against a basement and want to build a solid structure with the help of an architect.
It is especially important to us to make the house as age-friendly as possible, meaning we want a room on the ground floor that can be used as an office at first and later as a bedroom. Furthermore, this should also be taken into account in the guest bathroom (expandable).
I have already experimented with some ideas using software here and there. Some people now tell me that I will likely discard these drawings anyway when I learn the price from the architect.
How does it work when working with an architect? Is it possible to explore “unlimited” variations with them? Does this cost a lot extra? Does it make sense to think through so much in advance, or would it be better to go to the architect with just a rough idea?
Has anyone here had experience with this?
First of all, thank you for your quick and helpful responses.
We already have a rough idea of how we want our house to look. We have decided against a basement and want to build a solid structure with the help of an architect.
It is especially important to us to make the house as age-friendly as possible, meaning we want a room on the ground floor that can be used as an office at first and later as a bedroom. Furthermore, this should also be taken into account in the guest bathroom (expandable).
I have already experimented with some ideas using software here and there. Some people now tell me that I will likely discard these drawings anyway when I learn the price from the architect.
How does it work when working with an architect? Is it possible to explore “unlimited” variations with them? Does this cost a lot extra? Does it make sense to think through so much in advance, or would it be better to go to the architect with just a rough idea?
Has anyone here had experience with this?
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