Approach and search for a suitable property developer

... Helma
As a major solid house provider that also prides itself on energy-efficient construction, an appointment was almost mandatory. We didn’t learn much new here, but at least they don’t seem overpriced. The construction service description reads solid, although a few items will still be added.

... Aktiv Massivhaus Plus
Regional solid house providers have a reputation for delivering solid craftsmanship. But do they really work more qualitatively than the usual prefab house providers? How should I know?! The construction service description reads like a reasonable standard, and basically, everything else is possible. We also had an offer calculated here according to our wishes as an energy-plus house with KfW 55 standard. In terms of price, it is in the same range as Schwörerhaus, but it is a semi-detached house planned for a real plot in a really very good location. Therefore, we would also accept the compromise of a "semi-detached house" if the performance fits. What annoys me a bit, however, is the broker's "crowding." I understand that he wants/has to sell, but the reason that the other half is already sold and they are just waiting for the second half to start construction does not make sense to me. It shouldn’t be a problem to build the first half already, or should it? And hardly anything will really happen before winter anyway that would require me to make a quick decision now... We simply don’t feel ready (= informed ourselves) to build (now) as we would have to rely too much on what is offered.
We are also somewhat skeptical whether the perfectly coordinated technology is being offered and installed here because the provider does not seem to have the greatest experience in the field of "energy-efficient construction." While at Kampa, for example, support is provided for the application of various subsidies (and these were also explained), here they just referred us to deal with it ourselves. And as laypeople, that is work in itself, and of course, something might be overlooked. By the way, for the air-to-water heat pump, we were offered the Stiebel Eltron LWZ 303i with integrated ventilation system for an extra cost of 14,732 euros over the gas heating/solar system – but whether this is good or bad, we simply can’t judge so far; maybe someone can say more about this brand?

The question, however, would be whether we should consider bringing in an independent energy and building consultant for our project anyway?! But here too, we don’t really know what requirements to place on such a person or according to what criteria we should choose one – anyone can call themselves an energy consultant.

We now have a few companies in mind (Hanse Haus, Bien-Zenker, Weberhaus, Fingerhaus, Ambiente Massivhaus and [B]Dennert Massivhaus),[/B] and we have also already scheduled appointments at Hanse Haus, Bien-Zenker, Fingerhaus, and some others, but we could also spend years consulting, comparing, and wouldn’t get any further. As I said, it would be important for us to find a fair and transparent provider who knows about efficient construction and values proper equipment as standard. Maybe these companies could already be categorized/filtered somehow because sooner or later we have to narrow down the circle a bit and make a decision. Then the cost breakdown and equipment questions can also go into more detail.

Equipment and Special Wishes

Finally, briefly about our equipment and special wishes, which we should also specify in addition to the above-mentioned framework conditions if we want to get an offer. What do you need, what is less useful, what is even possible, and above all: what have we forgotten?

- Possibility to enlarge the floor plan, change knee wall and roof pitch
- Electric shutters
- Smart home solution (encrypted) to control shutters/heating and immediately after that the question: Electrical wiring via KNX bus system or radio? What makes more sense? And aren’t newer heating systems or shutters controllable from the start anyway?
- Two sinks in the large bathroom
- Barrier-free shower
- Corner bathtub
- Semi-open kitchen through sliding door solution
- Water cistern for garden and toilet water. We have also heard different opinions here as to whether this makes sense or is rather inefficient due to complex filtering systems/maintenance?

As I said, we are still relatively at the beginning but see a huge mountain of things a layperson has to/wants to inform themselves about. Maybe a small portion of naivety (or positively put: trust) would also be good in some things to make progress. Even with the best, you can catch the plague, but somehow you want to minimize the risk.

We would appreciate numerous and helpful answers!

Thanks & best regards!
Manu1986

Ever thought about going to an architect when you have a plot of land in sight (your house depends on the plot of land)? With their planning and your equipment wishes, you can then commission a HU. Otherwise, it hardly matters which house building company you hire. Each will be able to build a reasonable house - but with each you will also have to make compromises.

Hello,
there is certainly a bit more to consider if you want to build KfW 55. But basically, you sound very uncertain. Maybe you should stop running to every provider to listen to their babble.
If I had to start over, I would do it exactly the other way around. First, I choose my land. Without that, it doesn’t make any sense.
Once I have that, I find an architect and plan my floor plan. Preferably still without a developer. Since I am a tinkerer, I already finished my dream floor plan myself, but the "first time" I just write down the rooms and their respective square meters and possible wishes. Then I have something planned for me.
Now I think about what I would like to have in there. And I mean everything. The list ranges from the faucet, to windows, type of flooring, walls, to the socket manufacturer – simply everything. And I don’t just mean how much but also brand, manufacturer, color – every little detail. If there is something I actually don’t care about (I can’t think of anything), I take the standard version from the provider. Otherwise, I compare the desired variant with the provider’s.
That way you get a feeling for which provider is right for you. If you are looking for the list of the little details, I think it has already been posted a few times here. Otherwise, I can dig it up again if I find where I have it.
The topic of heating is still a special matter. Find 3 heating installers with a good reputation in your area. Get advice from them. Pick one and build preferably with them too. As soon as it gets more difficult, good local providers are always preferable.
Well then, all the best and post the floor plan here.

Hm, I already see it as right to look at different construction companies - whether by catalog, model house, or direct contact. However, it doesn't have to be a detailed plan and price positioning of a specific house right away. Gather impressions and eliminate the construction companies that give you a bad impression. No one wants to be pressured, and a good gut feeling is worth more than an advance payment of €5000. You can't compare building a house in a table like a new electricity tariff. It also has to feel right. You then make compromises. Possibly you will come across a developer when searching for land... then the decision may be taken away from you. I also wouldn't get too fixated on this or that design. In a year, there will be different offers and shapes for the super cool tile or bathtub. You also have to have a good feeling about the heating technology: what use is the newest if it makes you feel uneasy?! Best regards, Yvonne P.s. also take a look at the smaller BUs in the area

Such lists always bring a lot of objections from all sides, as they are of course never complete and every house is different. So here is our list of most cost factors. If you know what you want regarding these things, then you have most likely put together a house. Of course, you can also install more technology and have a weather vane mounted on the roof. But that has to be figured out individually. Many things are also omitted simply because your land might be better developed.
I only hinted at all the fees as a question of costs last time. Some builders cover certain fees and add them to the house price.
No guarantee of completeness.

Plot of land
Earthworks for the house
Infiltration
Cisterns
Sewage treatment plant
Base slab, basement (sealing, thickness, local peculiarities)
Masonry, bricks (thermal function, sound function, thickness)
Ceiling: heights, sound insulation
Roof frame
Roof covering
Energy systems on the roof
Chimney
Lightning conductor
Windows incl. security
Electric shutters
Electricity: sockets, switches, connections - telephone, TV, internet, etc. for every room
Construction site power box
Tiles
Sanitary: bathtub, toilet, washbasin, faucets, showers, etc. of all wet areas
Barrier-free shower
Towel radiator
Doors incl. door handles
Sliding door
Front door
Floor (laminate, carpet, floorboards, parquet, or similar)
Underfloor heating
Heating
Deep drilling, if necessary
Ventilation and exhaust system
Plaster
Stairs
Outdoor stairs
Painting, wall colors, wallpaper
Entrance canopy
Fireplace
Gravel gutter
Well
Outdoor facilities
Parking space, driveway
Terrace & path

Pure cost questions:
Building application
Statics, energy saving regulations
Surveying
Building permit
Soil survey
Drinking water connection
Gas connection
Electricity connection
Waste water connection

Yvonne is right – gut feeling is also very important. Can you work well with someone? Do you get along and think in the same direction? Does the builder help me concretely with my project or does he just want to sell a standard product and then disappear? Has anyone built with him in the area and is satisfied?
We actually chose the most expensive offer, simply because the chemistry was right immediately, the builder also solved difficult development issues with us, and we had recommendations from acquaintances about the company.

Many home builders get scared during the sampling because costs can easily jump up by 20 to 30 thousand euros. That’s why I was glad to have made the list quite precisely from the beginning. I find that the providers have been particularly tight regarding equipment for electricity, tiles, stairs, and sanitary facilities. Painting should also not be underestimated and is therefore often omitted or declared as own work. Good for those who then have two weeks off for painting and lots of lovely relatives and friends. Otherwise, that’s also a nice sum.

Hello everyone,

we are currently in the planning phase for a home of our own and have already sifted through a lot of information from developers and web portals. Perhaps too much, because now more and more new questions are arising and the answers found are often different, so that as construction laymen we rather become uncertain – but of course want to know everything precisely.

Therefore, we are now trying direct communication and questioning via forum. Perhaps some of you could help us with your tips (and less with subjective experiences) also with our specific construction project.


Framework conditions

First of all about the framework conditions or our wishes:

- Budget: 350,000 EUR for the house (without land)
- approx. 150 sqm spread over two floors (in Bavaria)
- with basement
- turnkey (wall and floor work can be done by ourselves)
- gable roof
- plus-energy house, at least Kfw55 standard (appropriately insulated building envelope, air-water heat pump, central ventilation system, photovoltaic system with storage, hydronic underfloor heating)
- garage optionally as direct annex and own door

We do not yet own a plot of land; the search is running in parallel to the search for a suitable developer. With the latter, the first problem arises for us. You read so much and so differently about construction methods (solid house vs. prefabricated house) and developers (bad experiences/expensive/poor equipment vs. everything top quality) that we might not even want to build at all...

Basically, we are open to both construction methods but tend towards a solid house. The range of offers and consulting opportunities (show houses) for turnkey prefabricated houses, on the other hand, seem to be larger or better prepared. A not insignificant question for us in this context: How important should it be for me to have a higher resale value in XY years through solid construction in case of a possible (!) sale or to increase the certainty that this house could eventually be inhabited by the children (subjunctive)?


The search for the developer

Ultimately, we are now trying to form our own picture through many talks with construction consultants, but as laymen it is of course difficult to recognize whether the respective promises are really unique and meaningful or just good sales training. What performance is really good for a photovoltaic module and what total performance is sufficient for my house? What requirements have to be met by the storage? Which bricks are standard but are sold to me as unique? etc. etc. etc... We really still have to read many posts and collect information. An Excel sheet that lists and compares all items could certainly be helpful...

In addition, we are currently comparing various descriptions of services and having concrete but non-binding offers made. With the former, we can get a rough overview of what is basically included. However, when it comes to additional costs for samples and a higher-grade equipment, it is already harder to draw conclusions (and thus on the final price). On this point, we agree: our budget is limited, but we only want to build once, so we do not want to save in the wrong place and above all not be confronted with more and more "hidden" costs after signing the contract. Even if a buffer is planned, that would annoy us and therefore we are looking for a transparent developer who includes high-quality materials and equipment from the ground up. Since this is also seen subjectively, I will go into our wishes in more detail later.

The offers submitted are also difficult to compare again. Here some salespeople appear to skillfully leave out/reduce items that supposedly would not be needed or that you do not mention yourself because you do not think of them, just to suggest as low a price as possible at first.

As already mentioned, we have also read various test reports in magazines, whereby we cannot shake the suspicion that almost every company has received a "good" rating in some category at some point and boasts about it. No matter what, everything somehow seems rather unsignificant or relative.


Impressions of consulting talks

... Kampa

Offer prefabricated houses as standard as Kfw40 and plus-energy house, so I hope they understand their craft regarding energy-efficient building and the installed technology/models are coordinated or sensible for the desired house. The house price seemed somewhat high to us, but it was emphasized that the equipment is already of high quality in the standard (electric shutters, smart home technology, barrier-free shower...). Furthermore, kitchen, floor and wall coverings were included but could also be taken out.

... Schwörerhaus

Regarding the options Schwörerhaus actually sounded quite promising. The consultant also seemed competent and pleasant. BUT: They tried more to convince us of the price than the quality and made one of the 111 promotional houses appealing to us. In these, several positions were then removed, which was explained step by step, but further and hidden costs seem preprogrammed there.
Also, I am somewhat skeptical about the heating technology that the consultant warmly recommended to us. This was the Schwörerhaus fresh air heating system, a controlled ventilation system with integrated air-to-air heat pump and PTC systems in the rooms for heating instead of, for example, underfloor heating. But for the domestic hot water a domestic hot water heat pump would still need to be installed, and in order to achieve a plus-energy house, of course, photovoltaic with (Knut-) storage system for power generation and use is necessary. In his opinion, this would be the cheaper/more efficient system compared to the "classic" system with an air or brine-water heat pump for domestic hot and heating water. He also tried to sell us a brine-ground heat exchanger for 5000, but I simply can't imagine that it pays off?!
Conclusion: Schwörerhaus sounded and still sounds interesting in terms of options, but initially seems to want to attract interested parties with a low price. You then have to take care of a higher quality equipment during sampling, which will drive the price up nicely again. But you have to think of it yourself.