First of all, many thanks to everyone who has taken the trouble so far to look into the matter. That really helps us a lot. I will now try to respond to you in an orderly manner.
I read through it. Sounds pretty good. Sure, there are still positions where something will come up for you: plaster on walls (and also ceilings?); elaboration; drainage etc. But you have that on your radar. Overall, it seems to be a pretty good offer. If the gut feeling with the provider fits, I would say, go for it!
Thank you for your feedback. Indeed, the feeling with the general contractor (GU) so far is very good. A 35-year-old established family business that has many trades in-house – with a small showroom directly on site. We have had really very pleasant conversations here with the owner's son, characterized by absolute transparency as well as willingness/flexibility to implement in many areas. Above all, he was able to answer our questions on a technical/craftsman level (my father is a construction engineer himself (retired) and was also present at the meetings). The construction management would then be carried out by the owner or another employed construction manager.
Hello. Since we are slightly larger in terms of living space and are approaching the end of construction – here are my 2 cents:
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When I am finished, I will publish the prices separately here according to invoices.
Especially many thanks to you for your feedback, that really helps us a lot in many respects!
Regarding your points:
Sanitary: On the ground floor only a WC, on the upper floor a bathroom with barrier-free shower – I will take these points into the next conversation/offer revision for clarification (we have already discussed the partition wall as well as the barrier-free shower – at least verbally this was promised as a service)
Stairs: The costs for the stairs are so far the hardest for me to estimate. How we implement this concretely later still requires some further planning. Overall (with GU service) we are already at 20k costs according to my planning. I am optimistic that we can manage with max. +5k since I see some potential savings in the implementation at some points. Otherwise, no continuous handrail and balustrade for the stairs as well as about 4.5m air space. I will also take the point about plastering/facing with me.
Construction electricity/construction water/surveying/utility connection costs/sewage/rainwater/earthworks/photovoltaics: should all be more or less okay, as these have already been regionally coordinated, some points I will still take up for clarification (inspection flaps are planned according to verbal information). I clearly still see potential savings in sewage/rainwater since we can also do this ourselves.
The prices for battery and photovoltaics are currently so low that we should manage very well with it.
Former gravel extraction area, foundation slab comes as high as possible / cheaper reference point, excavation to be well distributed due to levels
Kitchen: We will buy a display kitchen and adjust the floor plan slightly again for it. Storage/setup by us – model found and will be finalized on the weekend. The kitchen leaves no wishes unfulfilled for us and is actually completely beyond what we could have ever dreamed of.
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Small hints:
Who will paint the roof overhangs? That is an owner’s labor (EL)
Who will plaster the ceiling joints? That is owner’s labor (EL)
Who will build out the attic, if desired? (OSB boards, etc.) That is owner’s labor (EL)
Is there expected to be additional costs from the statics? (Large room spans)
Is a color change of the exterior window sills desired?
How is the plinth executed?
Is the wiring for electric shutters included in the price?
Container rental for the waste from your owner’s labor
Are road closures necessary?
Ventilation system? Do the doors have to be adjusted for that?
Good hints – we will take some points again for alignment in the next conversation!
Roof overhangs in plastic according to offer description
Ceiling joints – painter’s service (we have a cheap painter available here)
Attic build-out: in the near future as owner’s labor
Statics will be relevant in the next phase; so far it should fit well without major measures in these dimensions, this is also the assessment of the GU
No road closures planned, the area is also well known to the GU – 7 km distance
How is the point about the ventilation system to be understood?
Thanks again for your feedback!
Present the planning. What laymen plan themselves and then reach 190 sqm often includes 30 sqm of “living space fat rolls” (that is, more area than a professional planner would have used, mind you without that extra area bringing an increase in living quality). Then by re-planning these fat rolls you could melt off 90k EUR construction costs (and thus many times the price differences between the GUs).
I have deliberately withheld the floor plan so far, as it is only based on our ideas up to now and there will certainly be some deviations in the further planning. Nevertheless, we are largely extremely satisfied with the floor plan. Of course, the meaningfulness is debatable. Where we could save m2 is often quite obvious to us, but not wanted by us at all. The half-landing staircase, of course, brings some spatial disadvantages, but we want exactly this kind of staircase. Likewise, two air spaces are desired, which naturally bring us very little from a living quality perspective – as well as a relatively wide entrance area etc. That is always a question of perspective. I will post the planning again over the weekend because I am sure there are still relevant improvement suggestions from you.
That sounds like apples and oranges to me: with facing brickwork it should be sufficient for EH40, plastered only according to the Building Energy Act.
Sounds like two legitimate variants to build to me (depending on the desired standard). In our case, it will be facing brickwork with which we also achieve the EH-40 standard. (see attached offer with additional measures)
At 475,000€/190=2500€/sqm
People always propagate 3000€/sqm here. I’m curious.
This average value is certainly a first good reference and thus justified, but it is of course also very undifferentiated. North/south gradient is not considered. We are building in the commuter belt (5 km) of a northeastern state capital – not exactly a structurally strong region. Also, it is fundamentally logical for me that a house costs less per sqm the larger it is, since things like heating, ventilation system, front door, windows etc. do not have to be adjusted to the same extent; also, the craft services per working hour must be lower with more sqm (travel, setup, preparation etc. are eliminated/reduced). One could list many more points – this is certainly a topic in itself. To push the discussion to the extreme: According to the GU, more sqm in our planning means about 800-1400 euros additional costs per sqm. Of course, the floor plan is decisive for this as well. We have consciously chosen a rectangular floor plan without any recesses. This is known to cause significant additional costs for the shell construction, sealing etc.