ᐅ Living area approximately 8 m² smaller in the permit drawings compared to the design (general contractor)
Created on: 16 Apr 2025 11:23
I
ITSM2025
Hi everyone,
Unfortunately, I thought I was smarter than everyone else here in the forum (I have been a quiet reader for a while) and believed I could rely on the general contractor’s planning. Now, right from the start, things are becoming "interesting." I’m not sure whether my frustration is justified or if this is just standard practice in the construction industry. Here’s the situation:
Based on the preliminary design from the general contractor, we awarded the contract (signed the agreement) with the expectation that the room sizes would match the preliminary design. The house is planned as a KfW 40 energy-efficient building with sand-lime brick, insulation, and brick veneer. This was included in the offer along with additional requests, and the design was adjusted accordingly, if necessary. So, it’s not like the general contractor was unaware of our KfW 40 project. Now we have received the building permit drawings showing roughly 8 m² (86 sq ft) less living space due to suddenly thicker walls, both external and internal. The exterior walls were increased from 42.5 cm (17 inches) to 49 cm (19 inches) thickness. And this was done inward, not outward. In other words, each side has lost 6.5 cm (2.5 inches) of interior living space. Calculated in euros, that’s about €22,000 less living area based on the price per square meter. Or, in other words: the general contractor now has to buy fewer sand-lime bricks and build with less material, with less plastering, tiling, screed, underfloor heating, pipes, etc. However, there was no price reduction.
Is this common practice? Should one accept something like this?
Additionally, the attic floor has lost 13 cm (5 inches) in width and 6.5 cm (2.5 inches) of interior height due to the knee wall being shifted further inward. We had planned to convert this space later, which now seems hardly worthwhile. The general contractor knew about this in advance and even planned wiring and such in the attic/roof space.
How do you assess this situation, and how would you proceed?
Thank you very much in advance!
Unfortunately, I thought I was smarter than everyone else here in the forum (I have been a quiet reader for a while) and believed I could rely on the general contractor’s planning. Now, right from the start, things are becoming "interesting." I’m not sure whether my frustration is justified or if this is just standard practice in the construction industry. Here’s the situation:
Based on the preliminary design from the general contractor, we awarded the contract (signed the agreement) with the expectation that the room sizes would match the preliminary design. The house is planned as a KfW 40 energy-efficient building with sand-lime brick, insulation, and brick veneer. This was included in the offer along with additional requests, and the design was adjusted accordingly, if necessary. So, it’s not like the general contractor was unaware of our KfW 40 project. Now we have received the building permit drawings showing roughly 8 m² (86 sq ft) less living space due to suddenly thicker walls, both external and internal. The exterior walls were increased from 42.5 cm (17 inches) to 49 cm (19 inches) thickness. And this was done inward, not outward. In other words, each side has lost 6.5 cm (2.5 inches) of interior living space. Calculated in euros, that’s about €22,000 less living area based on the price per square meter. Or, in other words: the general contractor now has to buy fewer sand-lime bricks and build with less material, with less plastering, tiling, screed, underfloor heating, pipes, etc. However, there was no price reduction.
Is this common practice? Should one accept something like this?
Additionally, the attic floor has lost 13 cm (5 inches) in width and 6.5 cm (2.5 inches) of interior height due to the knee wall being shifted further inward. We had planned to convert this space later, which now seems hardly worthwhile. The general contractor knew about this in advance and even planned wiring and such in the attic/roof space.
How do you assess this situation, and how would you proceed?
Thank you very much in advance!
M
MachsSelbst17 Apr 2025 14:21Are there numbers or square meters indicated for the rooms on the sketch? If so, then you have purchased xx square meters of living space, not xx minus 6% at the same price plus an extra charge for thicker walls. Period.
W
wiltshire17 Apr 2025 14:26ITSM2025 schrieb:
So this is a custom design created by usI’ve finally understood that the drawing was created by you and not by the building partner – my mistake, it was mentioned before and I overlooked it. Thank you for clarifying again.Of course, this means the drawing has no legal effect. The building partner is not responsible for the dimensions you entered. They are also not obliged to correct them, although it would have been considerate and helpful if they had pointed this out to you. I would address this confusion directly with the building partner, including the surprise that the living area is significantly smaller due to the different wall thicknesses. Make it clear that you are not an expert and that it was not obvious or technically clear to you, especially since thicker walls could also have resulted in a larger exterior volume. If the conversation goes well, you might receive some goodwill, possibly in another area. However, nothing concrete can be demanded, except restoring a good and productive relationship (which is very valuable).
If you approach your building partner with demands based on your own drawing, you will at best be met with a polite smile. In the worst case, you will be labeled a “troublemaker” and treated accordingly going forward.
What is your goal here? To find someone in the forum who agrees with you? Maybe you are right and the general contractor (GC) is being tricky; and then...? Then be glad that you recognized it already and end things with them immediately. Many only realize it halfway through or far too late, so you’re at an advantage!
It’s easy to encourage fighting spirit when you don’t have to face the consequences. Being right and actually winning...
Now the knives are out. How does that help you? As I read through this gradually, I wonder why you’re still with them. Why haven’t you switched already?
I also wonder about this statement:
You ask if you should open a can of worms and repeatedly say you are clearly right here and suspect bad intentions behind the GC’s actions. Maybe you should also question (not just once) your own decision to rebuild a floor plan made by completely different people (after all, you are not a copy of your parents) “EXACTLY” (quote). This already contradicts your own statement:
So, which is it?
It’s your decision, but it shows how communication can sound completely different after a few posts, and it is exactly in this gray area that problematic communication between you and the GC may have happened. I do criticize GCs and tradespeople quite openly sometimes, based on my own experiences, but I also always look for my own part in it.
I don’t know anyone who would build their own house a second time “exactly” (quote), because everyone finds something they want to change or ideas and needs evolve. Why do you assume your parents found the perfect solution with their old plan that you can now copy exactly years later? That strikes me as a bit unusual. But being unusual is allowed—and maybe the GC is unusual as well, who knows—and then boom, conflict ensues.
I don’t like being treated badly either, but then I switch providers, even if it costs money, because my well-being is more important to me.
Where is your critical view of your parents’ planning, which was for a different plot and under other circumstances back then? Surely there are aspects that are not ideal, which you can see quickly by looking at the plan, but it seems sacred to you and considered perfect. Of course, you don’t have to discuss that, but in my opinion it is just as necessary as discussing things with the GC. Because I see a lot of money potentially wasted due to planning weaknesses in your plan.
I don’t see that as “stuff,” but as one of the most important parts of a new build. What seems to be missing in the whole project is the idea behind it: What is my goal with the house? How do I want to live? Instead of getting upset about 8 square meters (86 sq ft) while living in a copy of your parents’ house.
Understandably, you miss a few square meters; that can be sorted out in direct conversations, but look at your bathroom or the children’s rooms where already, without added value from you or your parents, several square meters have been wasted over many years. Especially a bathroom often looks unappealing if it’s too large—just like here. The staircase up to the top feels cramped, almost like something in a very small house. Why don’t you question these kinds of things just as critically? Also check the sizes of your furniture and therefore the functionality of your ground floor rooms with windows/doors etc., instead of focusing solely on a single issue here.
Assuming laziness from a distance is a clear accusation. It could be laziness, greed, or something explainable. We don’t know, but we will hopefully find out after a conversation with the GC. However, if that conversation starts with loud accusations of laziness, I have a bad feeling about how it will end. Recommending a sledgehammer approach to others might be funny, but it doesn’t really help the person affected and may even harm them. Or will you help them if your method fails? Do you have a solution for them or a better GC? If so, please share.
It’s easy to encourage fighting spirit when you don’t have to face the consequences. Being right and actually winning...
Now the knives are out. How does that help you? As I read through this gradually, I wonder why you’re still with them. Why haven’t you switched already?
I also wonder about this statement:
ITSM2025 schrieb:
Oh, the floor plan/layout/location of rooms doesn’t need to be discussed separately. We are happy with it. We will build it exactly like my parents’ house.
You ask if you should open a can of worms and repeatedly say you are clearly right here and suspect bad intentions behind the GC’s actions. Maybe you should also question (not just once) your own decision to rebuild a floor plan made by completely different people (after all, you are not a copy of your parents) “EXACTLY” (quote). This already contradicts your own statement:
ITSM2025 schrieb:
It was like this: my wife and I drafted our own sketch with our ideas about room layout and sizes even before searching for the right building partner. Just a simple sketch on the computer.
So, which is it?
It’s your decision, but it shows how communication can sound completely different after a few posts, and it is exactly in this gray area that problematic communication between you and the GC may have happened. I do criticize GCs and tradespeople quite openly sometimes, based on my own experiences, but I also always look for my own part in it.
I don’t know anyone who would build their own house a second time “exactly” (quote), because everyone finds something they want to change or ideas and needs evolve. Why do you assume your parents found the perfect solution with their old plan that you can now copy exactly years later? That strikes me as a bit unusual. But being unusual is allowed—and maybe the GC is unusual as well, who knows—and then boom, conflict ensues.
I don’t like being treated badly either, but then I switch providers, even if it costs money, because my well-being is more important to me.
Where is your critical view of your parents’ planning, which was for a different plot and under other circumstances back then? Surely there are aspects that are not ideal, which you can see quickly by looking at the plan, but it seems sacred to you and considered perfect. Of course, you don’t have to discuss that, but in my opinion it is just as necessary as discussing things with the GC. Because I see a lot of money potentially wasted due to planning weaknesses in your plan.
ITSM2025 schrieb:
At least I could simply say that I no longer want the KfW 40 stuff after all.
I don’t see that as “stuff,” but as one of the most important parts of a new build. What seems to be missing in the whole project is the idea behind it: What is my goal with the house? How do I want to live? Instead of getting upset about 8 square meters (86 sq ft) while living in a copy of your parents’ house.
Understandably, you miss a few square meters; that can be sorted out in direct conversations, but look at your bathroom or the children’s rooms where already, without added value from you or your parents, several square meters have been wasted over many years. Especially a bathroom often looks unappealing if it’s too large—just like here. The staircase up to the top feels cramped, almost like something in a very small house. Why don’t you question these kinds of things just as critically? Also check the sizes of your furniture and therefore the functionality of your ground floor rooms with windows/doors etc., instead of focusing solely on a single issue here.
MachsSelbst schrieb:
But if the design suddenly loses 6% of living space because he doesn’t want to recalculate the structural engineering?
Assuming laziness from a distance is a clear accusation. It could be laziness, greed, or something explainable. We don’t know, but we will hopefully find out after a conversation with the GC. However, if that conversation starts with loud accusations of laziness, I have a bad feeling about how it will end. Recommending a sledgehammer approach to others might be funny, but it doesn’t really help the person affected and may even harm them. Or will you help them if your method fails? Do you have a solution for them or a better GC? If so, please share.
As mentioned, it was just a brief three-line message from the original poster to their general contractor (GC), requesting that the wall thickness increase be applied on the outside. It was definitely not any ill intent on the GC’s part to place the additional thickness on the classic inside layer. Three lines of communication, no blame needed; and afterward, the GC only had to make a few mouse clicks to provide the new price to the original poster. After the goodwill shown regarding the cross gable, I wouldn’t be surprised if they also handle this without any change in price.
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I will report next week on the outcome of my request to adjust the room sizes according to the sketch.
My plan now is to request exactly that. If this only results in significant cost increases, I will ask for revised drawings for the building permit / planning permission based on the room sizes previously specified in the sketch and which were decisive for my contract signing. I would then pay for these, but otherwise I will terminate the contract due to misrepresentation. If termination is only possible through claiming damages, unfortunately this will have to be resolved legally.
My wife and I have been saving for this project for around 15 years, and we will not let ourselves be taken advantage of right from the start, to put it bluntly. The change to widen the interior layout should have been discussed in advance.
That is my view and my plan. As mentioned, I will keep you updated. Happy Easter.
My plan now is to request exactly that. If this only results in significant cost increases, I will ask for revised drawings for the building permit / planning permission based on the room sizes previously specified in the sketch and which were decisive for my contract signing. I would then pay for these, but otherwise I will terminate the contract due to misrepresentation. If termination is only possible through claiming damages, unfortunately this will have to be resolved legally.
My wife and I have been saving for this project for around 15 years, and we will not let ourselves be taken advantage of right from the start, to put it bluntly. The change to widen the interior layout should have been discussed in advance.
That is my view and my plan. As mentioned, I will keep you updated. Happy Easter.
MachsSelbst schrieb:
Are there numbers or square meters marked on the sketch for the rooms? If so, then you have purchased xx square meters of living space, not xx minus 6% at the same price plus extra cost for thicker walls. Period. Yes, only the building's exterior dimensions and the gross and net room areas in the attic are shown in the sketch. They did not want to provide me with a more detailed drawing.
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