ᐅ When is the right time to find a new construction company?

More of a question – is anyone satisfied with how their house construction went or did they used to be satisfied? I have heard that 95% of people had bad experiences.

We are currently in a very critical situation. We are building with a Town & Country licensed partner, Trausnitz Massivbau, in Bavaria. The communication and organization of this company are terrible. The planning phase has already dragged on for 10 months, and the start of construction is currently scheduled for September 15, although it was originally supposed to be in April. If we break the contract, we naturally have to pay 10% of the house price, so ending the collaboration with this company is not that easy. You also don’t know how good another company would be. On the other hand, the planning phase is still the moment to change the construction company.

When is it clear that it is absolutely necessary to change the company and that no improvement in their work should be expected?

Or should one just stick with it because no one is satisfied with the coordination of their house building project?

BauherrMunchen schrieb:

We are building with a ***** licensed partner ***** solid construction company in Bavaria. The communication and organization of this company are terrible. The planning has already been dragging on for 10 months, and the start of construction is currently scheduled for September 15, but it was supposed to be in April.

Since you only asked on July 17.

BauherrMunchen schrieb:

I would like to know what should be considered before signing and approving the detailed construction plans?
There are many details that an inexperienced client cannot understand.
Is it absolutely necessary to have a professional to apply for the permits? Can I also submit the construction plans here for an additional review?

I don’t understand how your contractor should have started in April already. By the way, I think your question is in the wrong section here; in my opinion, it belongs in the moderated category "Experiences with construction companies." That is why I did not include the company name in my quote.

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What’s the situation? Does the land belong to you -> general contractor? Or a developer?

If things are already rocky from the start, I wish you patience, recommend getting homeowners insurance with legal protection (a must-have!), and hiring an independent construction expert during the build. Alternatively, consult a lawyer and pull the plug if you don’t have thick skin.

In our case, starting from the basement there were partly serious problems, so from that point on a certified construction expert was on site and a lawyer was involved in the background. That was the best decision—specifically the homeowners legal protection insurance. Some livelihoods are ruined by attorney, expert, and court costs afterward. I don’t understand why people don’t secure themselves beforehand. Hopefully no one buys a new car without full comprehensive insurance.

BauherrMunchen schrieb:

Is anyone satisfied or was satisfied with the progress of their house construction? I heard that 95% s

Yes, more or less. I don’t know where you got the figure of 95%. Many are not dissatisfied; dissatisfaction tends to increase when you buy the house construction cheaply and expect more from the house than what is later delivered.
Additionally, dissatisfaction often stems from a lack of communication – this happens because the homeowner mainly focuses on themselves, while the company simultaneously has 10, 50, or even hundreds of other building clients. There are also misunderstandings in communication.

Allthewayup schrieb:

If it’s already a rough start, I wish you patience + get homeowners’ legal protection insurance (must-have!) + hire an independent construction expert to accompany the build. Alternatively, consult a lawyer and pull the emergency brake if you don’t have skin as thick as an elephant’s.

Well, weeks ago, other threads already recommended getting an expert. If you had hired one, you would be much better informed and further along by now. This question wouldn’t even be an issue for you.

Without knowing why there are delays – whether due to a missing building permit/planning permission, lack of financing approval, changes to the application, poor soil conditions, or the construction company – a forum probably can’t help you much.
It may be true that you went back to the planning stage; however, judging by your responses to the earlier question, I don’t think much has sunk in for you.
If you consider this, you might actually conclude or at least question whether you are putting obstacles in your own path.
This is not a general building planning issue, as, like I said, there are countless reasons why a construction company does not start on the scheduled date.
I see this question better suited here
https://www.hausbau-forum.de/categories/hausanbieter-regional.324/

BauherrMunchen schrieb:

Or should one just accept it because no one is satisfied with the coordination of their house construction project?

Well, what worked very well for us was actually the coordination and logistics! Every company arrived when they were scheduled.

I also had builder’s legal expense insurance. It’s good for peace of mind but, in hindsight, not really that practical.

Here’s why:
In my case, additional costs exceeded 3,000 EUR (over 5 years—that is, the warranty period). From that 3,000 EUR, you can pay for several lawyer hours and one or two expert reports.

Whether a case goes to court is decided by the insurance company, based on their assessment of the chances of success. In my case, it never went that far, but I can easily imagine the insurer saying something like: “It’s 50:50; please aim for a settlement. We will cover the mediator’s fees, and that’s it.”

If it actually went to a trial, then yes, the direct court and expert costs would be covered, but not consequential costs caused by construction delays (additional rent, financing costs/commitment fees). Such a trial can drag on for years. Even if you proceed with a substitute performance claim, you have to cover the costs upfront and then chase the money afterward.

If necessary, you can claim full compensation from the opposing party, but if they become insolvent, that doesn’t help you at all. You end up with a legal judgment and the feeling of having won, but without a house and without the money you already paid.

For these reasons, I wouldn’t build again with a general contractor / main contractor—unless they have an excellent reputation from direct acquaintances or family.

So, as I said, it’s good for confidence and peace of mind, but in a serious case, it’s not really helpful.

ypg schrieb:

More or less. I don’t know where you got that 95% figure from. Many people aren’t dissatisfied; dissatisfaction tends to increase the cheaper you buy the house and the more you expect compared to what is actually delivered.
Moreover, dissatisfaction is often caused by poor communication – this happens because the client only focuses on themselves, while the company is simultaneously dealing with 10, 50, or even hundreds of clients. There are also misunderstandings in communication.
(...)

Those who buy expensive homes are never dissatisfied? That’s a fairy tale we can put back on the shelf.

The rest may be true, but I believe customers have the right to expect proper care for their money. Not daily hand-holding like a star architect, but consistent attention.

The idea that “the customer should just be quiet; who do they think they are? We have bigger issues here...” is a strategy from the 1980s.
Beware, the client threatens to withdraw the contract.
That approach is outdated.