Hausbau2k25
2025-05-08 02:09:06
- #1
Hello forum community,
we are currently planning the construction of a city villa with approximately 190 m2. The plot of land has already been purchased. (New development area with development plan)
Three general contractors (GCs) are basically still in the running – two of them smaller (about 20 houses per year) and from the region, as well as one larger regional GC. From one of the "smaller" ones, I present the following offer and the associated construction description for discussion. I am grateful for any feedback from you.
Soil survey
A soil survey with 2 boreholes will be carried out by the client. The boreholes should be at two diagonally opposite corners of the house and at least 7 m deep. During the first planning meeting, the building's location will then be determined. At the latest after this, the client must commission the soil survey. The client will receive a preliminary site plan which can be passed on. The soil survey must contain a clear foundation recommendation. The soil survey will be provided to xx and the structural engineer for foundation design or adjustment of the foundation. If the soil survey results in special requirements for the foundation statics or additional earthworks, these must be calculated and paid for separately. (Observe requirements for the soil survey) Building permit The planning documents and applications necessary for the implementation of the construction measure for exempt residential buildings and residential buildings under the simplified building permit procedure according to the state building code, including all necessary calculations and statics with an energy certificate according to the Energy Saving Ordinance – status at contract signing under the Renewable Energies Heat Act, cadastral map and official site plan, will be submitted by xx to the appropriate authorities. Should changes occur after filing the building permit application, these are chargeable. Changes to the execution plans are only possible to a limited extent for pre-planned houses and must be coordinated with xx.
Building permit
The planning documents and applications necessary for the implementation of the construction measure for exempt residential buildings and residential buildings under the simplified building permit procedure according to the state building code, including all necessary calculations and statics with an energy certificate according to the Energy Saving Ordinance – status at contract signing under the Renewable Energies Heat Act, cadastral map and official site plan, will be submitted by xx to the appropriate authorities. Should changes occur after filing the building permit application, these are chargeable. Changes to the execution plans are only possible to a limited extent for pre-planned houses and must be coordinated with xx.
Utility connections
Electricity, water, gas, district heating, sewage and telecommunications connections are applied for by the builder in their name and at their expense. The scheduling of installation with the suppliers is also handled by the builder. All costs for the installation of the connections + multiple-pipe house entry are borne by the builder. All applications after signing and other correspondence with the suppliers must be sent as copies to xx. Assistance with application procedures by xx. Normal case: utility connections are laid into the house by the supplier through the multiple-pipe house entry. Special case: utility connections are installed by the supplier outside the building. In this case, the builder also bears the additional costs for the connection and the introduction into the house by the installer.
Construction power and construction water
All applications for the provision of construction utilities are made by the builder in their name and at their expense before the start of construction. The costs for the setup of construction power and construction water are borne by the builder. For the mediation of a construction power box and the construction water meter, xx will assist you with information. Included in this contract are the costs for the disposal of construction rubble and waste caused by the contractor or their subcontractors. Provision of a construction site toilet during the construction period is part of the contract.
Site plan / staking out
The location planning of the house, with creation of the site plan, staking out sketch and required documents, is carried out by a publicly appointed surveyor at the client's expense. The construction site will be set up and the building aligned. The staking out of the building is done using string frameworks and angle brackets by a publicly appointed surveyor at the client's expense. The forwarding of planning documents, appointment coordination and other agreements with the surveyor are part of the planning services of xx.
Local conditions
A cleared plot accessible to construction vehicles is assumed. If present, old burdens such as old buildings, wall remains, foundations, cellars, septic tanks, bushes, trees, earth piles, etc. must be removed before staking out. An offer can be provided upon request. Access roads to the plot must be sufficiently dimensioned and accessible up to 40t. Should road closures be necessary, these must be applied for by xx. This service and the associated authority fees as well as the sign installation by an authorized company are chargeable and at the client's expense.
2. Earthworks
In the area of the excavation pit, assuming flat terrain profile, the topsoil is removed to an average depth of 30 cm and stored separately for reuse on the property. The removed topsoil is stored as a heap and later distributed by the builder on the plot. If storage is not possible due to local conditions, the excavated material must be transported away at the client's expense; an offer will be provided. For the construction project, access for construction vehicles up to 40t must be ensured by the client. Otherwise, an offer for a construction road will be made as required. The costs for additional earthworks are borne by the client. Separate remuneration per additional m³ earth excavation at €10.50/m³. If the earthworks and gravel installation are not carried out by the contractor but awarded separately by the client, the client must provide the contractor with a compaction certificate. (Minimum requirement: 97% Proctor density)
Special cases civil engineering
If you have a property with poor soil conditions, we will assist you with advice and support. The creation of a foundation concept, possibly based on the soil survey, and the planning of the necessary work will be performed for you. Examples include: pile foundation, water retention, groundwater lowering, soil replacement from peat to economical depths, terrain bracing with shoring or deeper excavation pits. In such cases, we will prepare a separate offer for the civil engineering work. Additionally, supplements due to statics adjustments and resulting changes in execution and materials may occur.
3. Foundation
Installation and layer-by-layer compaction of load-bearing fill sand/fill gravel up to 30 cm. Additional earthworks due to local conditions, terrain slope, poor soil or requirements of the soil survey must be paid separately at €35.00/m³ including delivery, installation and compaction. Excavation and construction of strip foundations made of concrete, frost-proof founded (frost skirt), according to static calculation. Frost-proof foundation depth according to regulation and statics. If a basement is agreed as an additional service, it is precisely defined in a separate building description.
4. Ground floor slab
The non-basement residential building receives a slab according to static calculation made of 18 cm steel fiber concrete/steel concrete at the contractor's choice on an underlying dimple membrane. Execution as WU (waterproof) concrete slab for load case W1-E non-pressing water. The floor insulation on the slab is done with an insulation thickness of 12 cm WLG 035 according to the thermal protection verification by the specialist engineer. The insulation thickness is calculated by the energy consultant. As a potential equalization, a hot-dip galvanized foundation ring conductor is installed according to regulations during foundation construction. Drainage pipes under the slab are arranged with the required slope according to DIN and laid over a short distance to the outside.
5. Masonry
Exterior masonry with facade as facing masonry: - wall construction total thickness 43 cm + 1 cm interior plaster Two-shell masonry according to drawing and statics made of 17.5 cm aerated concrete, glued, 12 cm WLG 035 core insulation, 2 cm air gap, depending on building type and requirements of the Energy Saving Ordinance. The facing shell consists of facing bricks (11.5 cm), NF. Manufacturer selection Wienerberger, Feldhaus or Röben, the xx category 1 standard format (NF). Categories 2 and 3 or other formats at extra charge. Visitable at xx. Wall ties are made of V2A stainless steel. Lintels above windows/doors are made as soldier courses from facing bricks. The facing masonry is raked out and subsequently repointed in cement gray. Other joint colors are possible at extra charge. The sealing of the masonry is carried out according to load case W1-E non-pressing water. Detail two-shell masonry.
Exterior masonry with plastered facade: - wall construction approx. 36.5 cm + 1 cm interior plaster + 1 cm exterior plaster, masonry made of 36.5 cm aerated concrete, glued, mesh base plaster with a second layer of textured plaster, grain 2 mm, facade color in light pastel tones price group 1. The textured plaster is colored throughout and applied without a topcoat. In the base area, a mineral sealing slurry + colored pebble plaster adjusted to the roof color. The sealing of the masonry is carried out according to load case W1-E non-pressing water. Detail single-shell masonry.
Interior masonry
All load-bearing and bracing partition walls on the ground and upper floors (only EG in bungalows) are made of glued aerated concrete. Wall thicknesses 11.5 cm or 17.5 cm according to drawing and statics. The horizontal barrier against rising damp consists of bitumen felt or a mineral sealing slurry, alternatively the floor slab can be WU concrete.
Base execution additional information for plaster and clinker
The base sealing is provided for load case W4-E splash water at the wall base. (Information for builders: please ensure when modeling your terrain and terraces that you do not change the load on the base to another load case.)
6. Ceilings
In two-story construction (not in bungalows), the ground floor ceiling is executed as partially prefabricated reinforced concrete slab (filigree slab) including steel reinforcement; the ceiling to the attic as well as the ceilings in single-story construction (bungalow) are made as timber beam ceilings with insulated beam layers and vapor barrier. Sloping ceilings in finished upper floors are insulated and, like ceilings to the attic, cladded with gypsum plasterboard on battens. The insulation of the beam layer and roof slopes is done with mineral wool, executed in 240 mm thickness (035 WLG) according to thermal protection requirements.
7. Carpentry work
The roof structure is built according to the determined roof shape based on the static calculation. The roof truss is constructed as a rafter frame structure. Free spaces and expansion reserves in the attic or roof space in bungalows are to be agreed and remunerated separately. Hot-dip galvanized wind braces are installed. On the rafters, a diffusion-open underlay membrane with overlap and required counter battens/lathing is applied. Roof lathing according to the requirements of the roof covering in impregnated execution. The roof overhang at eaves and gable corresponds to the planning. Gable overhangs are equipped with a soffit board, eaves overhangs with a cornice box. Profile wood in spruce/fir, primed in natural color or white, is used. The top coatings of the soffit and cornice box are performed by the builder themselves.
8. Roof covering
The roof covering is done with quality concrete roof tiles from Braas with a material guarantee. Model Haarzer Pfanne in colors: granite, dark brown or red. Choosing engobed clay roof tiles entails a surcharge. The verge receives verge stones, the ridge ridge stones. The ridge roll is color-matched to the roof color. Valleys are executed in uncoated zinc sheet. The PVC vent pipe pan is color-matched to the roof. Solar pan tiles and boiler penetrations are also color-matched. For ensuring roof ventilation, eaves ventilation elements with insect comb are installed.
9. Plumbing work
Suspended half-round gutters made of titanium zinc sheet with the required gutter irons, eaves flashing, gutter inlets and end pieces. Downpipes made of titanium zinc sheet are laid to the level of the base slab. Positions of downpipes according to planning. Drainage (infiltration or sewer connection) of rainwater is the builder's responsibility.
10. Screed work
A floating cement screed (ZE 20) with underlying thermal insulation WLG 035 (insulation thickness 12 cm WLG 035 on the ground floor, 6 cm on the upper floor) on a separating layer (PE foil) as well as edge insulation strips is installed in all rooms. The screed is laid at a uniform level.
11. Tiling work
In the bathroom, guest WC (if present) and utility room, floor tiles are laid in thin-bed mortar parallel to the walls on the screed. The bathroom receives wall tiles up to a height of 1.2 m, or up to the intersection of the beginning roof slope (roof slopes are not tiled). Shower walls are tiled up to ceiling height. The guest WC (if present) receives wall tiles for the WC module and a tile splashback at the washbasin 1 m x 1.2 m; shower (if present) tiles up to ceiling height. Skirting tiles are cut from floor tiles for the utility room and guest WC. The material price for wall and floor tiles up to a size of 15x15 cm up to 60x60 cm is €35.00/m² gross. Grout color cement gray, other colors possible at extra charge. Decoration and tile color freely selectable by the builders. (Mosaic tiles for an extra charge). Sampling takes place at selected tile dealers of xx. No price reduction or quantity deduction for less tiles supplied. The connection joints between skirting/wall and floor tiles are sealed once with elastic silicone (maintenance joints). Increased installation effort for larger-format tiles as well as rectified/calibrated tile materials will be offered and charged separately based on measurement.
12. Heating system and sanitary installation
The heating and hot water system is installed on the ground floor in the utility room. The size of the heating system depends on the number of rooms and the heat demand calculation. The heating and hot water generator installed is a system according to the offer/advice of Bosch or Vaillant. The heating system is equipped with an external wall temperature sensor. The digital weather-compensated controller for individual switching times and setback is also installed in the utility room. The heating and water pipes are insulated and laid under the screed according to the Energy Saving Ordinance (status at contract signing). For gas systems, flue gas is discharged via an approved flue gas system with direct roof[1] or wall outlet. Water installation begins at the water meter. The water meter is supplied and installed by the responsible utility company. Multi-layer composite pipes are used for water and heating lines. Underfloor heating is installed in all living areas and bathrooms except the utility room according to heat demand calculation. The bathroom radiator is a white ladder radiator, smooth, size 600 x 1200 mm.
A frost-proof outdoor water tap is installed on the building's ground floor (location according to planning) as a chrome-plated external tap valve with hose connection. Equipment standard also includes washing machine and dishwasher connections (cold water) and a tap for filling and draining the heating system.
For bathroom equipment, two design lines are available in the basic equipment
Bathroom equipment
· 1 porcelain hand washbasin · 1 wall-mounted porcelain WC · a bathtub unit placed parallel to the wall, built-in bathtub with insulation block (rigid foam tub carrier, to be tiled), drain and overflow fittings · bathtub faucet as single-lever mixer mounted on the wall with bathtub set hand shower + holder and spiral shower hose · a shower unit 120 x 90 cm, 3.2 cm flat mineral cast tub exposed shower faucet shower set hand shower 3-part shower rail 90 cm, spiral shower hose.
The shower enclosure is supplied or separately contracted by the customer. For niche variants and masonry enclosures, the shower is tiled flush and equipped with a shower channel. "In case of the installation of shower doors etc., it is to be expected that 'standard sizes' will not fit due to dimensional tolerances and differing tile thicknesses."
Guest WC equipment (if part of the planning)
· 1 porcelain hand washbasin · 1 wall-mounted porcelain WC · If agreed, a shower unit 80 x 80 cm, 3.2 cm flat mineral cast tub exposed[1]shower faucet shower set hand shower 3-part shower rail 90 cm, spiral shower hose.
The shower enclosure is supplied or separately contracted by the customer. For niche variants and masonry enclosures, the shower is tiled flush and equipped with a shower channel. "In case of the installation of shower doors etc., it is to be expected that 'standard sizes' will not fit due to dimensional tolerances and differing tile thicknesses."
13. Stairs
System staircase without stringer, wood type beech mosaic, steps rubber-mounted in the wall, clearance side suspended over handrail, rectangular handrail and newel post. The surface is clear lacquered. Parapet railing and ceiling hole cover up to 1 m are included in the house price. A bungalow does not include stairs and it would be a special service.
14. Electrical installation
Main fuse cabinet: 1 meter cabinet with required circuit breakers and a bell transformer. Covers for switches and sockets switch program brand Busch Jäger “Busch-balance SI”. The arrangement of sockets and light points can be determined by the builder directly with the executing trades before installation. Potential equalization is installed in the utility room. Lighting connections receive single or double switches, except hallway EG/OG. For underfloor heating: 1 individual room temperature controller per room as surface-mounted controller, manufacturer according to installer’s choice. Except the utility room, which does not get underfloor heating. For electrically operated roller shutters (at extra cost): 1 roller shutter control toggle switch open/close next to the window. All sockets are individual or combinations counting as the sum of individual sockets. Smoke detectors are installed according to state building regulations (bedrooms and escape routes).
15. Window sills
Exterior window sills for facing masonry are made as roll layer masonry from facing bricks. For plaster masonry, aluminum window sills in white or silver or natural stone window sills made of Bianco Sardo granite. Color adjustments for colored windows. Thresholds of house and terrace doors for facing and plaster masonry are sealed with EPDM and prepared for later finishing by the builder with paving, platform or terrain. The builder is responsible for protecting the sealing during finishing. All interior window sills are executed from polished Whitestar agglomerated marble, 20 mm thick with an overhang.
16. Plaster work
All masonry walls in finished rooms (ground and upper floors) receive gypsum plaster and wet rooms receive lime-cement plaster in quality level Q2. All protruding free wall corners are protected with corner protection rails. Undersides of concrete ceilings are not plastered; filling of surfaces and joints is builder’s or their painter’s own work.
17. Thermal insulation and drywall in the attic
Unfinished attic spaces (also in bungalow) receive no drywall or roof slope insulation. Insulation is always done in the last floor ceiling – (240 mm / WLG 035 according to Energy Saving Ordinance verification with inner vapor barrier) – bungalow the ground floor ceiling beam layer – single-family house the roof slopes and beam layer – city villa the upper floor ceiling beam layer. For finished attic in bungalow as additional service (extra charge), insulation of mineral wool at 240 mm/ WLG 035 (or more according to Energy Saving Ordinance verification) and a vapor barrier are installed between roof skin and underside. Depending on the house type, roof slopes/beam layer are clad with 12.5 mm gypsum plasterboards on battens. In the bathroom, 12.5 mm wet room boards are used. WC modules are also clad with wet room boards. Shelves for bathtub etc. are special services and must be agreed separately. The gypsum plasterboard cladding is not filled and is the builder’s or their painter’s own work.
18. Joinery work
All standing windows are installed with triple glazing (without muntin bars) with quality plastic profiles from Schüco in 7-chamber system with steel core inserts in white, with perimeter burglar-resistant mushroom-head locking.
- The number and size of windows correspond to the original planning for type houses.
- The number and dimensions of windows are explicitly calculated in individual planning or according to minimum lighting area requirements.
Sashes have double rebate, perimeter rubber seal and tilt-and-turn fittings with white single-hand handle. Glazing is 3-pane insulating glass, Ug-value = 0.6. The panes meet the sound insulation standard. Increased sound insulation requirements (e.g. imposed by building authority or development plan) result in additional costs for the client. Main entrance door element plastic white, single leaf with perimeter rubber seal, 3 hinges, profile cylinder and door handle set (50 cm). Side entrance door (if contractually agreed) plastic white with glass insert. Wall and floor connections are executed according to the state of the art. Thresholds of house and terrace doors for facing and plaster masonry are sealed with EPDM and prepared by the builder later for paving, platform or terrain. The builder is responsible for protecting the sealing during finishing.
The entrance door gets a security lock with three keys including emergency and danger function. If a side entrance door exists, a keyed alike lock is installed there (same key for both doors). The lock is installed at final acceptance.
Interior doors are rebated tube strip doors from Prüm with finished smooth surface as standard CPL decor or white and without light cut-out. Standard sizes: width 610, 735, 860 mm and height 1985 mm. Leaf and frame have rounded edges. Frame has a cladding of 60 mm. Doors are made of wood-based materials with a 3-sided rubber seal. Door handles according to sampling in exhibition by xx. Standard door handle stainless steel, L-shape, round, brushed. Room doors each have a cylinder lock. Bathroom and WC doors have WC quick lock.
19. Painting work
Are the builder's own work. This self-performance includes: § painting of the roof box and soffit § filling work on ceilings, drywall and plaster defects that may occur during the construction phase § wall covering of interior walls and ceilings with wallpaper and similar as well as their painting § floor coverings in non-tiled areas.
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Attached you will find the offer. The following additional costs are planned:
Electrical upgrade: 10,000 Euros
Sanitary equipment and installation (family): 8,000 Euros
Stairs: 12,000 Euros
Floor coverings (self-performance) and tiling (also self-performance in utility room): 20,000 Euros
Clinker (upgrade, decorative clinker etc.): 2,000 Euros
Painting work: 20,000 Euros
Additional earth excavation costs (I am in contact with "neighbors" – no major additional costs are expected here): 5,000 Euros
Surveying: 3,000 Euros
Utility connection costs: 6,000 Euros
Construction power and construction water: 3,000 Euros
Telecommunications: 1,000 Euros
Soil survey: 1,000 Euros
Sewage and rainwater: 7,000 Euros
Photovoltaics self-installed + storage + acceptance: 11,000 Euros
Energy consultant: 5,000 Euros
Kitchen: 20,000 Euros
Garage, terrace, paving, garden etc. will consciously not be addressed further at this point.
Total costs: approximately 475,000 Euros
How do you evaluate the offer? Where do you expect additional costs? The total costs for this m2 quantity seem to me clearly too low, considering the common forum opinion.
we are currently planning the construction of a city villa with approximately 190 m2. The plot of land has already been purchased. (New development area with development plan)
Three general contractors (GCs) are basically still in the running – two of them smaller (about 20 houses per year) and from the region, as well as one larger regional GC. From one of the "smaller" ones, I present the following offer and the associated construction description for discussion. I am grateful for any feedback from you.
Soil survey
A soil survey with 2 boreholes will be carried out by the client. The boreholes should be at two diagonally opposite corners of the house and at least 7 m deep. During the first planning meeting, the building's location will then be determined. At the latest after this, the client must commission the soil survey. The client will receive a preliminary site plan which can be passed on. The soil survey must contain a clear foundation recommendation. The soil survey will be provided to xx and the structural engineer for foundation design or adjustment of the foundation. If the soil survey results in special requirements for the foundation statics or additional earthworks, these must be calculated and paid for separately. (Observe requirements for the soil survey) Building permit The planning documents and applications necessary for the implementation of the construction measure for exempt residential buildings and residential buildings under the simplified building permit procedure according to the state building code, including all necessary calculations and statics with an energy certificate according to the Energy Saving Ordinance – status at contract signing under the Renewable Energies Heat Act, cadastral map and official site plan, will be submitted by xx to the appropriate authorities. Should changes occur after filing the building permit application, these are chargeable. Changes to the execution plans are only possible to a limited extent for pre-planned houses and must be coordinated with xx.
Building permit
The planning documents and applications necessary for the implementation of the construction measure for exempt residential buildings and residential buildings under the simplified building permit procedure according to the state building code, including all necessary calculations and statics with an energy certificate according to the Energy Saving Ordinance – status at contract signing under the Renewable Energies Heat Act, cadastral map and official site plan, will be submitted by xx to the appropriate authorities. Should changes occur after filing the building permit application, these are chargeable. Changes to the execution plans are only possible to a limited extent for pre-planned houses and must be coordinated with xx.
Utility connections
Electricity, water, gas, district heating, sewage and telecommunications connections are applied for by the builder in their name and at their expense. The scheduling of installation with the suppliers is also handled by the builder. All costs for the installation of the connections + multiple-pipe house entry are borne by the builder. All applications after signing and other correspondence with the suppliers must be sent as copies to xx. Assistance with application procedures by xx. Normal case: utility connections are laid into the house by the supplier through the multiple-pipe house entry. Special case: utility connections are installed by the supplier outside the building. In this case, the builder also bears the additional costs for the connection and the introduction into the house by the installer.
Construction power and construction water
All applications for the provision of construction utilities are made by the builder in their name and at their expense before the start of construction. The costs for the setup of construction power and construction water are borne by the builder. For the mediation of a construction power box and the construction water meter, xx will assist you with information. Included in this contract are the costs for the disposal of construction rubble and waste caused by the contractor or their subcontractors. Provision of a construction site toilet during the construction period is part of the contract.
Site plan / staking out
The location planning of the house, with creation of the site plan, staking out sketch and required documents, is carried out by a publicly appointed surveyor at the client's expense. The construction site will be set up and the building aligned. The staking out of the building is done using string frameworks and angle brackets by a publicly appointed surveyor at the client's expense. The forwarding of planning documents, appointment coordination and other agreements with the surveyor are part of the planning services of xx.
Local conditions
A cleared plot accessible to construction vehicles is assumed. If present, old burdens such as old buildings, wall remains, foundations, cellars, septic tanks, bushes, trees, earth piles, etc. must be removed before staking out. An offer can be provided upon request. Access roads to the plot must be sufficiently dimensioned and accessible up to 40t. Should road closures be necessary, these must be applied for by xx. This service and the associated authority fees as well as the sign installation by an authorized company are chargeable and at the client's expense.
2. Earthworks
In the area of the excavation pit, assuming flat terrain profile, the topsoil is removed to an average depth of 30 cm and stored separately for reuse on the property. The removed topsoil is stored as a heap and later distributed by the builder on the plot. If storage is not possible due to local conditions, the excavated material must be transported away at the client's expense; an offer will be provided. For the construction project, access for construction vehicles up to 40t must be ensured by the client. Otherwise, an offer for a construction road will be made as required. The costs for additional earthworks are borne by the client. Separate remuneration per additional m³ earth excavation at €10.50/m³. If the earthworks and gravel installation are not carried out by the contractor but awarded separately by the client, the client must provide the contractor with a compaction certificate. (Minimum requirement: 97% Proctor density)
Special cases civil engineering
If you have a property with poor soil conditions, we will assist you with advice and support. The creation of a foundation concept, possibly based on the soil survey, and the planning of the necessary work will be performed for you. Examples include: pile foundation, water retention, groundwater lowering, soil replacement from peat to economical depths, terrain bracing with shoring or deeper excavation pits. In such cases, we will prepare a separate offer for the civil engineering work. Additionally, supplements due to statics adjustments and resulting changes in execution and materials may occur.
3. Foundation
Installation and layer-by-layer compaction of load-bearing fill sand/fill gravel up to 30 cm. Additional earthworks due to local conditions, terrain slope, poor soil or requirements of the soil survey must be paid separately at €35.00/m³ including delivery, installation and compaction. Excavation and construction of strip foundations made of concrete, frost-proof founded (frost skirt), according to static calculation. Frost-proof foundation depth according to regulation and statics. If a basement is agreed as an additional service, it is precisely defined in a separate building description.
4. Ground floor slab
The non-basement residential building receives a slab according to static calculation made of 18 cm steel fiber concrete/steel concrete at the contractor's choice on an underlying dimple membrane. Execution as WU (waterproof) concrete slab for load case W1-E non-pressing water. The floor insulation on the slab is done with an insulation thickness of 12 cm WLG 035 according to the thermal protection verification by the specialist engineer. The insulation thickness is calculated by the energy consultant. As a potential equalization, a hot-dip galvanized foundation ring conductor is installed according to regulations during foundation construction. Drainage pipes under the slab are arranged with the required slope according to DIN and laid over a short distance to the outside.
5. Masonry
Exterior masonry with facade as facing masonry: - wall construction total thickness 43 cm + 1 cm interior plaster Two-shell masonry according to drawing and statics made of 17.5 cm aerated concrete, glued, 12 cm WLG 035 core insulation, 2 cm air gap, depending on building type and requirements of the Energy Saving Ordinance. The facing shell consists of facing bricks (11.5 cm), NF. Manufacturer selection Wienerberger, Feldhaus or Röben, the xx category 1 standard format (NF). Categories 2 and 3 or other formats at extra charge. Visitable at xx. Wall ties are made of V2A stainless steel. Lintels above windows/doors are made as soldier courses from facing bricks. The facing masonry is raked out and subsequently repointed in cement gray. Other joint colors are possible at extra charge. The sealing of the masonry is carried out according to load case W1-E non-pressing water. Detail two-shell masonry.
Exterior masonry with plastered facade: - wall construction approx. 36.5 cm + 1 cm interior plaster + 1 cm exterior plaster, masonry made of 36.5 cm aerated concrete, glued, mesh base plaster with a second layer of textured plaster, grain 2 mm, facade color in light pastel tones price group 1. The textured plaster is colored throughout and applied without a topcoat. In the base area, a mineral sealing slurry + colored pebble plaster adjusted to the roof color. The sealing of the masonry is carried out according to load case W1-E non-pressing water. Detail single-shell masonry.
Interior masonry
All load-bearing and bracing partition walls on the ground and upper floors (only EG in bungalows) are made of glued aerated concrete. Wall thicknesses 11.5 cm or 17.5 cm according to drawing and statics. The horizontal barrier against rising damp consists of bitumen felt or a mineral sealing slurry, alternatively the floor slab can be WU concrete.
Base execution additional information for plaster and clinker
The base sealing is provided for load case W4-E splash water at the wall base. (Information for builders: please ensure when modeling your terrain and terraces that you do not change the load on the base to another load case.)
6. Ceilings
In two-story construction (not in bungalows), the ground floor ceiling is executed as partially prefabricated reinforced concrete slab (filigree slab) including steel reinforcement; the ceiling to the attic as well as the ceilings in single-story construction (bungalow) are made as timber beam ceilings with insulated beam layers and vapor barrier. Sloping ceilings in finished upper floors are insulated and, like ceilings to the attic, cladded with gypsum plasterboard on battens. The insulation of the beam layer and roof slopes is done with mineral wool, executed in 240 mm thickness (035 WLG) according to thermal protection requirements.
7. Carpentry work
The roof structure is built according to the determined roof shape based on the static calculation. The roof truss is constructed as a rafter frame structure. Free spaces and expansion reserves in the attic or roof space in bungalows are to be agreed and remunerated separately. Hot-dip galvanized wind braces are installed. On the rafters, a diffusion-open underlay membrane with overlap and required counter battens/lathing is applied. Roof lathing according to the requirements of the roof covering in impregnated execution. The roof overhang at eaves and gable corresponds to the planning. Gable overhangs are equipped with a soffit board, eaves overhangs with a cornice box. Profile wood in spruce/fir, primed in natural color or white, is used. The top coatings of the soffit and cornice box are performed by the builder themselves.
8. Roof covering
The roof covering is done with quality concrete roof tiles from Braas with a material guarantee. Model Haarzer Pfanne in colors: granite, dark brown or red. Choosing engobed clay roof tiles entails a surcharge. The verge receives verge stones, the ridge ridge stones. The ridge roll is color-matched to the roof color. Valleys are executed in uncoated zinc sheet. The PVC vent pipe pan is color-matched to the roof. Solar pan tiles and boiler penetrations are also color-matched. For ensuring roof ventilation, eaves ventilation elements with insect comb are installed.
9. Plumbing work
Suspended half-round gutters made of titanium zinc sheet with the required gutter irons, eaves flashing, gutter inlets and end pieces. Downpipes made of titanium zinc sheet are laid to the level of the base slab. Positions of downpipes according to planning. Drainage (infiltration or sewer connection) of rainwater is the builder's responsibility.
10. Screed work
A floating cement screed (ZE 20) with underlying thermal insulation WLG 035 (insulation thickness 12 cm WLG 035 on the ground floor, 6 cm on the upper floor) on a separating layer (PE foil) as well as edge insulation strips is installed in all rooms. The screed is laid at a uniform level.
11. Tiling work
In the bathroom, guest WC (if present) and utility room, floor tiles are laid in thin-bed mortar parallel to the walls on the screed. The bathroom receives wall tiles up to a height of 1.2 m, or up to the intersection of the beginning roof slope (roof slopes are not tiled). Shower walls are tiled up to ceiling height. The guest WC (if present) receives wall tiles for the WC module and a tile splashback at the washbasin 1 m x 1.2 m; shower (if present) tiles up to ceiling height. Skirting tiles are cut from floor tiles for the utility room and guest WC. The material price for wall and floor tiles up to a size of 15x15 cm up to 60x60 cm is €35.00/m² gross. Grout color cement gray, other colors possible at extra charge. Decoration and tile color freely selectable by the builders. (Mosaic tiles for an extra charge). Sampling takes place at selected tile dealers of xx. No price reduction or quantity deduction for less tiles supplied. The connection joints between skirting/wall and floor tiles are sealed once with elastic silicone (maintenance joints). Increased installation effort for larger-format tiles as well as rectified/calibrated tile materials will be offered and charged separately based on measurement.
12. Heating system and sanitary installation
The heating and hot water system is installed on the ground floor in the utility room. The size of the heating system depends on the number of rooms and the heat demand calculation. The heating and hot water generator installed is a system according to the offer/advice of Bosch or Vaillant. The heating system is equipped with an external wall temperature sensor. The digital weather-compensated controller for individual switching times and setback is also installed in the utility room. The heating and water pipes are insulated and laid under the screed according to the Energy Saving Ordinance (status at contract signing). For gas systems, flue gas is discharged via an approved flue gas system with direct roof[1] or wall outlet. Water installation begins at the water meter. The water meter is supplied and installed by the responsible utility company. Multi-layer composite pipes are used for water and heating lines. Underfloor heating is installed in all living areas and bathrooms except the utility room according to heat demand calculation. The bathroom radiator is a white ladder radiator, smooth, size 600 x 1200 mm.
A frost-proof outdoor water tap is installed on the building's ground floor (location according to planning) as a chrome-plated external tap valve with hose connection. Equipment standard also includes washing machine and dishwasher connections (cold water) and a tap for filling and draining the heating system.
For bathroom equipment, two design lines are available in the basic equipment
Bathroom equipment
· 1 porcelain hand washbasin · 1 wall-mounted porcelain WC · a bathtub unit placed parallel to the wall, built-in bathtub with insulation block (rigid foam tub carrier, to be tiled), drain and overflow fittings · bathtub faucet as single-lever mixer mounted on the wall with bathtub set hand shower + holder and spiral shower hose · a shower unit 120 x 90 cm, 3.2 cm flat mineral cast tub exposed shower faucet shower set hand shower 3-part shower rail 90 cm, spiral shower hose.
The shower enclosure is supplied or separately contracted by the customer. For niche variants and masonry enclosures, the shower is tiled flush and equipped with a shower channel. "In case of the installation of shower doors etc., it is to be expected that 'standard sizes' will not fit due to dimensional tolerances and differing tile thicknesses."
Guest WC equipment (if part of the planning)
· 1 porcelain hand washbasin · 1 wall-mounted porcelain WC · If agreed, a shower unit 80 x 80 cm, 3.2 cm flat mineral cast tub exposed[1]shower faucet shower set hand shower 3-part shower rail 90 cm, spiral shower hose.
The shower enclosure is supplied or separately contracted by the customer. For niche variants and masonry enclosures, the shower is tiled flush and equipped with a shower channel. "In case of the installation of shower doors etc., it is to be expected that 'standard sizes' will not fit due to dimensional tolerances and differing tile thicknesses."
13. Stairs
System staircase without stringer, wood type beech mosaic, steps rubber-mounted in the wall, clearance side suspended over handrail, rectangular handrail and newel post. The surface is clear lacquered. Parapet railing and ceiling hole cover up to 1 m are included in the house price. A bungalow does not include stairs and it would be a special service.
14. Electrical installation
Main fuse cabinet: 1 meter cabinet with required circuit breakers and a bell transformer. Covers for switches and sockets switch program brand Busch Jäger “Busch-balance SI”. The arrangement of sockets and light points can be determined by the builder directly with the executing trades before installation. Potential equalization is installed in the utility room. Lighting connections receive single or double switches, except hallway EG/OG. For underfloor heating: 1 individual room temperature controller per room as surface-mounted controller, manufacturer according to installer’s choice. Except the utility room, which does not get underfloor heating. For electrically operated roller shutters (at extra cost): 1 roller shutter control toggle switch open/close next to the window. All sockets are individual or combinations counting as the sum of individual sockets. Smoke detectors are installed according to state building regulations (bedrooms and escape routes).
15. Window sills
Exterior window sills for facing masonry are made as roll layer masonry from facing bricks. For plaster masonry, aluminum window sills in white or silver or natural stone window sills made of Bianco Sardo granite. Color adjustments for colored windows. Thresholds of house and terrace doors for facing and plaster masonry are sealed with EPDM and prepared for later finishing by the builder with paving, platform or terrain. The builder is responsible for protecting the sealing during finishing. All interior window sills are executed from polished Whitestar agglomerated marble, 20 mm thick with an overhang.
16. Plaster work
All masonry walls in finished rooms (ground and upper floors) receive gypsum plaster and wet rooms receive lime-cement plaster in quality level Q2. All protruding free wall corners are protected with corner protection rails. Undersides of concrete ceilings are not plastered; filling of surfaces and joints is builder’s or their painter’s own work.
17. Thermal insulation and drywall in the attic
Unfinished attic spaces (also in bungalow) receive no drywall or roof slope insulation. Insulation is always done in the last floor ceiling – (240 mm / WLG 035 according to Energy Saving Ordinance verification with inner vapor barrier) – bungalow the ground floor ceiling beam layer – single-family house the roof slopes and beam layer – city villa the upper floor ceiling beam layer. For finished attic in bungalow as additional service (extra charge), insulation of mineral wool at 240 mm/ WLG 035 (or more according to Energy Saving Ordinance verification) and a vapor barrier are installed between roof skin and underside. Depending on the house type, roof slopes/beam layer are clad with 12.5 mm gypsum plasterboards on battens. In the bathroom, 12.5 mm wet room boards are used. WC modules are also clad with wet room boards. Shelves for bathtub etc. are special services and must be agreed separately. The gypsum plasterboard cladding is not filled and is the builder’s or their painter’s own work.
18. Joinery work
All standing windows are installed with triple glazing (without muntin bars) with quality plastic profiles from Schüco in 7-chamber system with steel core inserts in white, with perimeter burglar-resistant mushroom-head locking.
- The number and size of windows correspond to the original planning for type houses.
- The number and dimensions of windows are explicitly calculated in individual planning or according to minimum lighting area requirements.
Sashes have double rebate, perimeter rubber seal and tilt-and-turn fittings with white single-hand handle. Glazing is 3-pane insulating glass, Ug-value = 0.6. The panes meet the sound insulation standard. Increased sound insulation requirements (e.g. imposed by building authority or development plan) result in additional costs for the client. Main entrance door element plastic white, single leaf with perimeter rubber seal, 3 hinges, profile cylinder and door handle set (50 cm). Side entrance door (if contractually agreed) plastic white with glass insert. Wall and floor connections are executed according to the state of the art. Thresholds of house and terrace doors for facing and plaster masonry are sealed with EPDM and prepared by the builder later for paving, platform or terrain. The builder is responsible for protecting the sealing during finishing.
The entrance door gets a security lock with three keys including emergency and danger function. If a side entrance door exists, a keyed alike lock is installed there (same key for both doors). The lock is installed at final acceptance.
Interior doors are rebated tube strip doors from Prüm with finished smooth surface as standard CPL decor or white and without light cut-out. Standard sizes: width 610, 735, 860 mm and height 1985 mm. Leaf and frame have rounded edges. Frame has a cladding of 60 mm. Doors are made of wood-based materials with a 3-sided rubber seal. Door handles according to sampling in exhibition by xx. Standard door handle stainless steel, L-shape, round, brushed. Room doors each have a cylinder lock. Bathroom and WC doors have WC quick lock.
19. Painting work
Are the builder's own work. This self-performance includes: § painting of the roof box and soffit § filling work on ceilings, drywall and plaster defects that may occur during the construction phase § wall covering of interior walls and ceilings with wallpaper and similar as well as their painting § floor coverings in non-tiled areas.
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Attached you will find the offer. The following additional costs are planned:
Electrical upgrade: 10,000 Euros
Sanitary equipment and installation (family): 8,000 Euros
Stairs: 12,000 Euros
Floor coverings (self-performance) and tiling (also self-performance in utility room): 20,000 Euros
Clinker (upgrade, decorative clinker etc.): 2,000 Euros
Painting work: 20,000 Euros
Additional earth excavation costs (I am in contact with "neighbors" – no major additional costs are expected here): 5,000 Euros
Surveying: 3,000 Euros
Utility connection costs: 6,000 Euros
Construction power and construction water: 3,000 Euros
Telecommunications: 1,000 Euros
Soil survey: 1,000 Euros
Sewage and rainwater: 7,000 Euros
Photovoltaics self-installed + storage + acceptance: 11,000 Euros
Energy consultant: 5,000 Euros
Kitchen: 20,000 Euros
Garage, terrace, paving, garden etc. will consciously not be addressed further at this point.
Total costs: approximately 475,000 Euros
How do you evaluate the offer? Where do you expect additional costs? The total costs for this m2 quantity seem to me clearly too low, considering the common forum opinion.