Assessment of costs for the shell construction and total costs (plaster, screed)

I have received 5 offers from local construction companies (Region Munich). Filled bricks 36.5, 220sqm, ground floor, 1st floor, attic, including foundation slab, including scaffolding, including traffic control due to partial road closure required and hardly any space for construction site setup. 190 -250K€

I fear there will soon be no shortage of skilled workers anymore. Rather, there will be a shortage of orders. If no one can or will build anymore, then there will be no need for construction workers either. Perhaps the labor costs for the contractor will not decrease, but the hourly billing rates are likely to do so. The time of large margins in construction is, at least for the time being, coming to an end.

I have 5 offers from local construction companies (Munich area). Filled bricks 36.5, 220sqm, ground floor, 1st floor, attic, including base slab, including scaffolding, including traffic control due to one-sided closure required and hardly any space for site setup. 190 -250K€

What is included in the price?

How do I have to calculate the square meters if the shell construction should cost 1000-1500€/m2?

m2 living area, m2 footprint, including the basement?

The dimensions of the house will remain, the other design has instead of 13x11.5m, 13.75 x 11m, so always about 150m2 per floor.

The location is in Baden-Württemberg.

I have not yet commissioned an architect, but only requested a shell construction from the general contractor.

The question is also whether a shell construction from the general contractor can be cheaper at all than an architect who awards a shell construction.

With what amount can I estimate the planning costs included at the general contractor for phases 1 to 4?

Regards Ralf

I have not yet commissioned an architect, but only inquired about a shell construction with the GÜ. The question is also whether a shell construction from the GÜ can actually be cheaper than an architect who awards a shell construction. With what amount can I estimate the planning costs included with the GÜ for phases 1 to 4?

My explanations alone on this matter are definitely sufficient so that you cannot say you were not warned: a GÜ, just like a GU, will usually only offer you the "necessary architectural services." Now it may be of no design concern to you if the contractor is content with just copying your drawings. But with this, the list of deficiencies compared to a freely commissioned architect is by no means complete. That basically also means (to put it simply) "formwork plans instead of a full service phase 5." Now you may think, well, with a GU or GÜ you don’t need phases 6 and 7 because the fixed-price offer replaces the tender in this respect. But a shell construction is not the entire house. As a self-builder, you waive quantity and volume calculations and just make another trip to the hardware store if you need more bags of plaster than roughly estimated. If necessary, until the credit card burns. But uncoordinated external trades always mean overtime hours. No matter how much the tradesman is a school friend of your cousin, he will make you an offer. And what is not included there (because phases 5 and 6 cannot cover it) costs extra. Without quantity and volume calculations, you automatically end up on the "billing by measurement" track because "lump sum at the contractor’s risk" will hardly be offered to you cheaply. Detailed planning also means creating interfaces for neighboring trades. Chiseling away everything that the following tradesman cannot work on costs chargeable time.

There are good reasons why I always repeatedly use the seemingly casual phrase that service phase 5 is economically self-sustaining. The scope of services "phase 1 to 4" is so popular because you call it a day before the actual work begins (and you are out of the line of fire if costs explode).

The dimensions of the house will remain, the other design has 13.75 x 11 m instead of 13 x 11.5 m,

Have you meanwhile conducted the preliminary inquiry round (with which of the two designs?) to decide with which construction method you can achieve the cheaper shell construction? Two shell construction offers are a bit too narrow a basis for comparison; as I said, four or five would be optimal. And I’m being a bit lazy to scroll back: what are your "self-performed finishing works," do they already start with the non-load-bearing interior walls? – for your total costs it is extremely decisive how (in)accurately the delta between shell construction and move-in readiness is defined.

How should I calculate the square meters if the shell construction is supposed to cost 1,000-1,500 €/m2? m2 living area, m2 floor area, including the basement?

Do you mean now whether you have to calculate according to DIN or according to the living space ordinance to be able to fool yourself with the desired nominal value? – in any case, everything that is also included above the line must be included below the line, otherwise the quotient will be bitter ;-) And a usable basement nicely adjusts the divisor for the equipment, haha.

Since I have a 1.5m height difference in the building area, I will build a basement.

I need a shell construction from my side even without a roof truss and windows; I already have offers for this.

Roof truss 15-17k€, depending on the execution of the roof sheathing

Windows 35k€ without front door but with roller shutters and roller shutter tracks

The shell construction should only include excavation class 2-6, concrete and masonry work. Of course, with insulation of the floor slab and insulation of the basement exterior wall.

Drainage with splash connection, provision of drain pipes for [Dachrinne], pipe bundles under the floor slab, construction WC for the shell construction period, construction site setup, recesses in concrete slabs as agreed, sewage backflow protection in the basement due to basement WC, 2 light wells, without balcony/loggia, with all interior walls as required.

The offer from the provider who in my opinion includes everything should serve as the specification sheet for the other so that I can compare the offers.

Regards

I need a shell construction, from my perspective even without roof truss and windows, I already have offers for that.

And I already said: You need a weatherproof shell construction and the contractor has to be able to include his necessary operating profit somewhere, otherwise I see no reason to expect serious offers.

The shell construction should only include excavation class 2-6, concrete and masonry work. Of course with insulation of the base plate and the insulation of the basement exterior wall.

I still don’t read a clear statement whether the purely room-dividing interior walls should still be part of the overall lot "shell construction".

The offer from the provider who in my opinion includes everything should serve as a specification for the others so that I can compare the offers.

If the counteroffer to the provider with the apple design may also be a pear design, I still see no comparability.