ᐅ We want to build – what are the next steps? Land plot, home builder
Created on: 16 Apr 2019 09:14
2
2Häuslebauer2
2Häuslebauer16 Apr 2019 09:14Hello,
We want to build a house! But what is the best way to start?
We are still looking for a plot of land (there are a few options close by), but unfortunately our "dream" plot has already been sold. We are actively searching and hope to find something soon.
We have visited four model home parks. We found 2-3 houses that we immediately liked. These were from Weberhaus, Schwabenhaus, and our favorite from Viebrockhaus.
Now, we need to decide whether to go for a solid brick and mortar house or a typical prefabricated house. I have read a lot online, and both options seem to have pros and cons. However, we are leaning toward a solid brick house (Viebrockhaus), since we also liked their overall concept best – but it seems quite expensive.
Now to our questions:
What is the best way to proceed? Viebrockhaus appears expensive. We have already obtained a price list, but it is not very detailed. Presumably it will be even more expensive once you add some custom requests (bay window, small changes to the floor plan). Are there discounts off the listed price?
Weberhaus also appealed to us, but the floor plan did not fit as well as for example Viebrockhaus. Also, Weberhaus seems quite expensive for a prefabricated house builder. Is that true?
Schwabenhaus seems much cheaper, but is the quality good? There is relatively little information online about this manufacturer.
Should we just go to a builder and ask for advice? I guess they immediately notice if you don’t know much.
How do you best compare the different builders? Each offers such extensive construction specifications that it is hard to understand as a layperson...
Thanks and best regards
P.S. Our house will be built in NRW, near RLP.
We want to build a house! But what is the best way to start?
We are still looking for a plot of land (there are a few options close by), but unfortunately our "dream" plot has already been sold. We are actively searching and hope to find something soon.
We have visited four model home parks. We found 2-3 houses that we immediately liked. These were from Weberhaus, Schwabenhaus, and our favorite from Viebrockhaus.
Now, we need to decide whether to go for a solid brick and mortar house or a typical prefabricated house. I have read a lot online, and both options seem to have pros and cons. However, we are leaning toward a solid brick house (Viebrockhaus), since we also liked their overall concept best – but it seems quite expensive.
Now to our questions:
What is the best way to proceed? Viebrockhaus appears expensive. We have already obtained a price list, but it is not very detailed. Presumably it will be even more expensive once you add some custom requests (bay window, small changes to the floor plan). Are there discounts off the listed price?
Weberhaus also appealed to us, but the floor plan did not fit as well as for example Viebrockhaus. Also, Weberhaus seems quite expensive for a prefabricated house builder. Is that true?
Schwabenhaus seems much cheaper, but is the quality good? There is relatively little information online about this manufacturer.
Should we just go to a builder and ask for advice? I guess they immediately notice if you don’t know much.
How do you best compare the different builders? Each offers such extensive construction specifications that it is hard to understand as a layperson...
Thanks and best regards
P.S. Our house will be built in NRW, near RLP.
The floor plan should not be the most important factor when choosing a construction company. Almost any provider can build what you want.
So far, one of the best ways is still to find a local general contractor (GC) you can trust. They have the advantage of knowing the local conditions, being familiar with the local authorities, and having all the craftsmen nearby. They are often more flexible with your requests, usually more cost-effective, and if something goes wrong, you can address it with them directly.
The more complex the house or the plot (for example, a slope), the more likely you are to consider an architect, as it requires more expertise.
However, this also depends on local circumstances. If, by chance, your town has a favorite architect who has already designed much of the street, that might be the better choice. It’s also possible that all GCs charge a premium for their services locally — in that case, a regional or national provider might offer better value.
I would recommend knocking on the neighbors’ doors to ask who they built with and how satisfied they are.
So far, one of the best ways is still to find a local general contractor (GC) you can trust. They have the advantage of knowing the local conditions, being familiar with the local authorities, and having all the craftsmen nearby. They are often more flexible with your requests, usually more cost-effective, and if something goes wrong, you can address it with them directly.
The more complex the house or the plot (for example, a slope), the more likely you are to consider an architect, as it requires more expertise.
However, this also depends on local circumstances. If, by chance, your town has a favorite architect who has already designed much of the street, that might be the better choice. It’s also possible that all GCs charge a premium for their services locally — in that case, a regional or national provider might offer better value.
I would recommend knocking on the neighbors’ doors to ask who they built with and how satisfied they are.
The final floor plan will be created once you have a plot of land and a building permit/planning permission.
Weberhaus and probably other companies are flexible, so you don’t have to adopt the standard floor plan exactly as is.
Comparing prices is not that simple. Everyone has their own detailed scope of work (specification of services), which of course are not standardized.
One has 20 power outlets, another has 100.
One specifies tiles at 25 euros per square meter (about 2.3 square feet), another at 40 euros per square meter (about 2.3 square feet) in their specification.
In one case, waste disposal is included, while in another it must be provided by the builder.
One builds according to the Energy Saving Ordinance, another to KfW 40 standard.
Do you have a room program?
Do you know what you want? What are your must-haves in the fittings and finishes?
In the end, the expensive option might actually be the more affordable one.
Mark your desired or existing furniture to scale in your floor plans.
Not just bed, wardrobe, chair,
but also items that are specific to you.
Shoe collection, bookcase wall, pool table, client-specific requirements for your home office, your great-grandmother’s farmhouse cabinet, etc.
Weberhaus and probably other companies are flexible, so you don’t have to adopt the standard floor plan exactly as is.
Comparing prices is not that simple. Everyone has their own detailed scope of work (specification of services), which of course are not standardized.
One has 20 power outlets, another has 100.
One specifies tiles at 25 euros per square meter (about 2.3 square feet), another at 40 euros per square meter (about 2.3 square feet) in their specification.
In one case, waste disposal is included, while in another it must be provided by the builder.
One builds according to the Energy Saving Ordinance, another to KfW 40 standard.
Do you have a room program?
Do you know what you want? What are your must-haves in the fittings and finishes?
In the end, the expensive option might actually be the more affordable one.
Mark your desired or existing furniture to scale in your floor plans.
Not just bed, wardrobe, chair,
but also items that are specific to you.
Shoe collection, bookcase wall, pool table, client-specific requirements for your home office, your great-grandmother’s farmhouse cabinet, etc.
Basically, I wouldn’t make any final decisions without having a secured plot of land first.
Of course, you should already have a plan of what your must-haves and nice-to-haves are. I would only start detailed floor plan design once you know the plot and the possible building area → building orientation, natural light, sun path, etc., so you don’t end up, for example, placing a great living room facing the dark north side.
Furthermore, I would recommend going with a smaller general contractor. In our current new development area, you can see that the company Viebrockhaus works very quickly and efficiently but their prices are quite “ambitious.”
The smaller general contractors in our building area aren’t much slower and also do good work; they are generally more affordable and easier to approach.
We are currently building with solid construction and traditional methods (Poroton bricks, insulation, brick veneer), which is the local standard here.
Of course, you should already have a plan of what your must-haves and nice-to-haves are. I would only start detailed floor plan design once you know the plot and the possible building area → building orientation, natural light, sun path, etc., so you don’t end up, for example, placing a great living room facing the dark north side.
Furthermore, I would recommend going with a smaller general contractor. In our current new development area, you can see that the company Viebrockhaus works very quickly and efficiently but their prices are quite “ambitious.”
The smaller general contractors in our building area aren’t much slower and also do good work; they are generally more affordable and easier to approach.
We are currently building with solid construction and traditional methods (Poroton bricks, insulation, brick veneer), which is the local standard here.
2Häuslebauer schrieb:
Nevertheless, we are actually leaning towards a solid house built with real bricks (Viebrockhaus), as we liked their overall concept the most. – However, it also seems quite expensive.Viebrockhaus has strong marketing, but in the end, it’s standard fare. Other builders also use “real” bricks.
2Häuslebauer schrieb:
Is there a discount off the list price?Unlikely. You can negotiate a discount if you opt for a lot of additional features. By the way, Viebrockhaus treats its subcontractors just as tough (if not tougher) as other general contractors.
2Häuslebauer schrieb:
Weberhaus also appealed to us, but the floor plan wasn’t quite as suitable as, for example, Viebrockhaus’s.Floor plans are customizable and should definitely only be chosen after you have secured a plot of land.
2Häuslebauer schrieb:
What is the best way to compare the different providers? Each offers such a comprehensive building specification document that it’s hard for a layperson to make sense of it all…Check it yourself and create a comparison table. Your gut feeling also matters. You can have the building specification reviewed by an expert or surveyor for a few hundred euros, which is offered as a professional service.
2Häuslebauer schrieb:
Is there a discount on the list price?No.
If there is, it’s usually added on somewhere else beforehand.
(Apart from the common bait-and-switch tactic—sign quickly because prices will go up by 10% at the next full moon / start of the quarter, that is.)
Considering the full workload of general contractors (GCs), especially in metropolitan areas, the bigger question is whether and when you can even secure a building slot...
After reviewing the “trendy standard GCs,” I would recommend reconsidering your own needs. Everything may look nice in the model home (which often includes upgraded options), but practical living is frequently overlooked. For example, a second laundry or utility room on the upper floor, or space in the hallway for a stroller and similar items, are usually exceptions rather than the rule.
We realized, for instance, that none of the standard options worked for us, so we chose to build with a local GC based on our own concept (and architecturally somewhat outside the mainstream). According to our needs—and, as with everyone else, within a limited budget. Local connections were important to us and worked out very well with the subcontractors.
And: If you’re fans of clinker bricks, I found it very worthwhile to look at small ring kiln or coal-fired clinker brick manufacturers offering real “unique pieces” (even if, as often the case, this comes with an extra charge).
Oh, and professionally finished landscaping will definitely add significant costs. Materials for DIY landscaping also aren’t cheap. So make sure to budget accordingly for that as well.
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