Bank does not accept own contribution

The bank is mainly interested in the construction progress. The architect can confirm that. Then there is money. In case of doubt, you have to pre-finance the illegal worker with additional equity.

OK. Just to clarify upfront: I don’t like undeclared work either (the burden of taxes and social security then has to be borne by everyone else) and it is not planned at any point. If we assume that those who, for example, have an electrician come unofficially also need bank financing, then I wonder whether the bank would not want to see a proper invoice (so not just 1,000 EUR but the 6, 7, 8,000 EUR) in order to see: "Aha, a specialist did the trade, the house has the corresponding value." If the bank does not do that – and that’s how I understood you (architect reports construction status) – then that would be a way to manage self-building after all.

Put everything down as if it’s done by a professional company, then do it yourself and the architect gives his OK. The loan amount would then of course be higher than in self-building, but the money that is not drawn cannot nearly cost as much as if I pay interest on it for 20-30 years.

What options do I have if the building loan is not fully drawn?
First, you should be sure that you no longer need the remaining loan amount in full. So check if all invoices have really been paid and no further claims are expected. Now you have three options to “get rid” of the undrawn loan.

[*]Do not use the remaining loan and pay a non-utilization fee if no other contractual agreement with the bank exists.
[*]You have already contractually agreed that you only have to use 90 to 95 percent of the loan amount. You can return the remaining amount free of charge.
[*]You receive the money for free disposal from the bank when the new building is completed.

You are on the safe side if you arrange agreements with your bank when concluding the construction financing about what happens if your loan is not fully needed. If you have no contractual clauses recorded, a non-utilization fee applies or you depend on the bank’s goodwill.

Pay non-utilization fee
If you have made no agreement with the bank that you can return the remaining debt of X euros, usually a non-utilization fee applies. It is calculated based on the remaining debt and the current construction interest rates. An example: You still have 20,000 euros left, the current construction interest rate is 1.2 percent. Then you pay a non-utilization fee of 240 euros.

Slowly I wonder where you have searched and hired your companies so far. Almost everyone here has moved into their house without problems with insolvent companies or botched work. I find your way of thinking “all companies only cause trouble and work sloppily, I can do better” very presumptuous or naive.

Why would I need a crane?

I’m annoyed by waiting, having to call repeatedly, rescheduling... I’d rather take the hammer into my own hands