Building description – What do you think about it?

  • Erstellt am 2025-04-22 02:38:57

Gaviskon

2025-04-22 02:38:57
  • #1
Hello everyone,

we are currently planning the construction of a single-family house and have now received a detailed construction description.
It is a house with 155 m² living space, over two floors with a flat roof.

I am especially interested in your opinion – so:

    [*]Do you notice anything missing or that should be better regulated?
    [*]Are there formulations that should be treated with caution?
    [*]From your point of view, are the included services up-to-date and complete?
    [*]How do you assess the price-performance ratio?
    [*]Are there critical points you think one should pay special attention to?

I am very grateful for all feedback.

1. General
1.1 Construction management and project supervision
The construction company takes over the complete construction supervision from the first consultation up to the house handover for the services commissioned by you.
All our employees are registered with the German social security system. The partner companies we commission are also members of the German employers’ liability insurance association.
You will receive an overview plan of the entire process from the order placement.
From the start of construction, you will be regularly informed by e-mail about the planned work on your construction project as well as the contact person (foreman) on site.
The following site appointments take place during the construction phase, provided the trades are included in our scope of services:

    [*]Staking out of the plot after order placement (construction management/planning)
    [*]Staking out immediately before the start of construction (construction management)
    [*]Instruction of the excavator (construction management)
    [*]Before filling the basement level (construction management)
    [*]Completion of shell construction work after roofing (construction management)
    [*]Window acceptance (project management)
    [*]Sanitary selection (heating master)
    [*]Electrical selection (electrician master)
    [*]After application of interior plaster (project management)
    [*]Blower door test (heating master/project management)
    [*]Measurement of stairs (stair builder)
    [*]Measurement of interior doors (supplier)
    [*]Tile selection on site (tiler)
    [*]Acceptance of tiling work (tiler)
    [*]Acceptance and instruction of electrical installation (electrician master)
    [*]Acceptance and instruction of heating (heating master)
    [*]House handover

In addition, further selection appointments with you and our project management will take place during the construction phase in our construction forum and with our suppliers (e.g., windows, tiles, sanitary).
1.2 Basis DIN standards
The basis for the construction of your residential house are the valid DIN standards, the Award and Contract Regulations for Construction Services (VOB), the recognized rules of construction art, as well as the Civil Code (Building Code).
1.3 Warranty
The warranty on all work performed and materials used by us is 5 years after house handover.
Exceptions are electronic or electrically controlled components – here the warranty period is 2 years. For wear parts (e.g., seals of fittings) the warranty ends after 6 months. Movable parts such as silicone and acrylic joints are exempt from warranty.
1.4 Owner’s work
Individual completed construction services can be taken over as owner’s work by agreement until immediately before the start of construction.
The owner is responsible for owner-executed or assigned work. The construction company assumes no warranty or defect rectification for this.
1.5 Additional services/credits
For additional or reduced services, you will receive a corresponding offer or a credit note. After written commissioning, an order confirmation follows.
Additional services will be invoiced separately or offset against the next installment payment.
1.6 Insurance
All activities of the construction company and partner companies are covered by corporate liability insurance.
Additionally, a construction all-risk insurance is taken out.
Optional: Extension with builder’s liability insurance available at extra cost.
1.7 Moisture protection
After installation of windows, a ventilation unit will be installed in a window or terrace door. It remains installed until the screed is ready for covering and ensures automatic ventilation via a timer switch.
The owner should regularly check its function in the absence of employees.

2. Financing
2.1 Financing
If you require financing, you must provide the construction company with a financing confirmation from your credit institution before the planning submission.
Construction begins when the loan disbursement can be made immediately.
On request, you will receive a comparison offer for financing from our independent advisor.
If you apply for a funding path (e.g., state land credit institute), additional plan copies with calculations will be provided, all necessary confirmations prepared, and the applications signed as construction supervisor.
Financing via KfW is also possible, taking into account various equipment features.

3. Construction site setup
3.1 Setup
All machines, scaffolding, and vehicles required for our trades as well as construction site facilities (e.g., mobile toilet) are included for our work.
The construction company ensures that all packaging materials and construction debris are disposed of free of charge according to current environmental regulations.
3.2 Construction electricity/construction water
Fees and costs for site electricity and water and for drying are not included.
If the electrical installation is carried out by the construction company, the construction electricity meter box and distribution box will be provided; maintenance is invoiced separately.

4. Planning
4.1 Plot inspection
Before planning: staking out of the building with ancillary buildings.
Necessary: development plan, cadastral extract, supply plans, easements, drainage statutes.
4.2 Building application
Preparation by the construction company including plans, area calculation, construction costs, building application forms.
Submission by the owner. Authority fees not included.
4.3 Energy Saving Ordinance
Proofs by structural engineer/energy consultant (e.g., KfW 40). Handover with complete documents at house handover.
4.4 Blower door test
After screed installation. Test protocol will be provided. Owner can participate.
4.5 Further planning documents
Can be commissioned additionally on request (e.g., for utility providers).

5. Earthworks
5.1 Plot inspection
A flat or slightly inclined plot (max. 5 % slope) is assumed.
The height setting of the building is generally on the upper edge of the existing terrain.
It is assumed that no additional measures for drying are required.
5.2 Excavation
Topsoil is removed in the area of the residential building and stored to the side.
The excavated material is also stored to the side. A sufficiently large storage area is necessary.
5.3 Pipeline trenches
All pipeline trenches for drainage pipes below the floor slab are included. Excavated material is stored to the side.
5.4 Additional earthworks (optional)

    [*]Additional excavation and backfilling
    [*]Distribution of topsoil
    [*]Excavations/backfills
    [*]Removal of excess material
    [*]Soil replacement
    [*]Earthworks for supply lines
    [*]Exposure of house connections


6. Drainage
6.1 House drainage
Below the floor slab with KG pipes to about 1 m outside the building edge.
It is assumed that all connections are above the backwater level.
6.2 Roof drainage
Downpipes are connected directly. Pipes around the house are not included and billed according to effort.
6.3 Additional work (optional)

    [*]Connecting line to public sewer
    [*]Inspection shaft
    [*]Backwater protection measures (e.g., lifting station)
    [*]Plot drainage


7. Floor slab / foundations
7.1 Thermal insulation
XPS insulation under the floor slab for KfW 40 on gravel bed.
All-round 10 cm EPS perimeter insulation.
7.2 Floor slab
Reinforced concrete floor slab made of C25/30 according to static calculation.
Formwork of foundations in deeper terrain not included.
Earthing and potential equalization are carried out by an electrical specialist company.

8. Aerated concrete masonry
8.1 External masonry
Aerated concrete blocks (company “Porit” or equivalent), thickness 42.5 cm, thin-bed mortar.
Avoidance of thermal bridges.
Ring beam and concrete supports insulated according to statics/energy saving ordinance.
Parapet masonry (24 cm thick, 62.5 cm high).
8.2 Interior walls
Load-bearing interior walls: aerated concrete type PP4, 24 cm or 17.5 cm.
Non-load-bearing interior walls also made of PP4.
8.3 Shell heights

    [*]Ground floor: 2.65 m
    [*]Upper floor: 2.65 m

8.4 Roller shutter boxes/lintels
Insulated roller shutter boxes over windows/terrace doors with revision outside.
Over windows without shutters: aerated concrete lintels.
Over interior doors: precast concrete lintels.
8.5 Masonry barrier sheet
Horizontal waterproofing under the first layer of masonry against rising moisture.

9. Ceiling
9.1 Concrete slab ceiling
Concrete ceilings as slab ceilings with overlay concrete according to static requirements.

10. Flat roof
10.1 Structure and insulation
On the concrete ceiling of the residential house, a sloped insulation according to the Energy Saving Ordinance is laid.
10.2 Sealing and drainage
A 1.52 mm thick EPDM membrane (Firestone) is loosely applied, glued and led up over the parapet.
Drainage via gullies through the parapet.
10.3 Green roofing
Extensive green roofing with protective layer, drainage and water storage board, filter layer, extensive substrate.
Sedum mix is used. Gravel strip around the parapet.

11. Plumbing works
11.1 Parapet
Covering in titanium zinc.
11.2 Downpipes
Square downpipes made of titanium zinc.

12. Windows and terrace doors
12.1 Execution and installation
Plastic elements (e.g., Gealan), 6-chamber system, steel core, mushroom head lock.
Single-leaf windows/tilt-turn, double-leaf in flush design.
Foamed all around, swelling tape below, otherwise vapor diffusion tightness via reveal panels or sealing tape.
Driving rain tightness by connecting rails on the exterior plaster.
12.2 Color
Exterior: decorative color of price group 1.
Interior: white.
Handle: single-handle fitting, aluminum white.

13. Roller shutters
13.1 Execution
Aluminum roller shutters, double-walled with light slots, insert profile.
Standard colors (20 colors), belt winder concealed in plaster, brush seal, revision outside, airtight connection.
13.2 Electric operation
All windows and terrace doors receive electric roller shutters with switch.
13.3 Rooms without roller shutters

    [*]Stairwell element
    [*]Windows < 0.5 m² rough opening


14. Window sills
14.1 Exterior window sills
Aluminum EV1 silver or matte white, plastic side caps.
For terrace doors with exit, no window sill – instead bitumen sealing.
14.2 Interior window sills
Granite, selection from: Rosa Beta, Serizzo, Sardo, Dalia Grey.
Projection approx. 2 cm.
No interior window sill in bathroom, WC, or at kitchen sink.

15. Front door
15.1 Design
Aluminum frame, overlapping leaf. Exterior color like windows, interior white.
Door filling also aluminum. Selection from standard program.
For glass inserts: triple-glazed clear glass.
15.2 Hinges and lock
Three heavy two-part hinges, three-bolt deadbolt lock with profile cylinder (3 keys), semi-motorized lock including fingerprint scanner.
15.3 Handle set
Inside: aluminum, white coated.
Exterior handle: stainless steel tube push handle, approx. 1600 mm high.

16. Interior plaster
16.1 Properties and installation
Mineral, moisture-regulating and diffusion-open machine-applied gypsum plaster.
Comfortable room climate.
Galvanized protective rails on corners, mesh on critical substrates.
Smoothed surface (quality level 2).
16.2 Reveal execution
GIMA reveal panels with sealing lip for airtightness and professional window installation.
16.3 Joints
Joints at underside of ceilings are skimmable for wallpapering.
16.4 Rooms with interior plaster

    [*]Entire ground floor
    [*]Entire upper floor


17. Exterior plaster
17.1 Properties and installation
Mineral lightweight base plaster with silicone resin plaster (scratch plaster structure, grain size 2 mm).
Color selection according to sample card (Relius A1). Strong colors at extra cost.
Mesh insert for mixed substrates.
Base area painted in a contrasting color.

18. Screed
18.1 Sealing
Full-surface sealing membrane against rising moisture under the screed.
18.2 Type and installation
Cement flowing screed, floated, ground with disc grinder.
Cleaning grinding for bonded coverings not included.
Edge insulation strips against sound bridges.
Laid in ground and upper floor, except under bathtub area.
Top covering assumed 15 mm.
18.3 Liquid insulation
Airpor Level 3.0 according to Energy Saving Ordinance. Applied liquid, 48 h drying, walkable (100 kPa).
High thermal and sound insulation, complete pipe encasement.
18.4 Ventilation protocol
After screed, a heating and ventilation protocol is provided.

19. Stairs
19.1 Concrete stairs
In-situ concrete stairs from ground to attic floor, details (e.g., covering) to be coordinated with owner.
19.2 Steps
Covering not included.
19.3 Parapet wall
Masonry and plastered wall panel on both sides in stairwell.
From ground floor landing as sloped masonry parapet wall.
Cover plate not included – created with floor covering.

20. Sanitary installation
20.1 Water installation
Connection from water meter with backwash filter, pressure reducer, and meter unit.
Pipes made of multilayer composite pipe in protective pipe, including circulation pipe.
Laid under plaster or screed.
Hot water supply centrally via heat pump.
20.2 Drain pipes
HT plastic pipes with sound insulation according to DIN.
Ventilation via roof or air pressure valve.
20.3 Equipment

    [*]Connection for kitchen sink
    [*]Connection for washing machine
    [*]Outdoor faucet front and rear (frost-proof)

20.4 Rough installation
Supply and installation of sanitary objects not included.
Rough installation performed for the following rooms:

    [*]Guest WC
    [*]Bathroom upper floor: WC, washbasin, shower, bathtub


21. Heating
21.1 Heat pump
Central compact system (e.g., Tecalor THZ 5.5 ECO):

    [*]Heat pump
    [*]Central supply and exhaust ventilation
    [*]Hot water preparation
    [*]Heat recovery
    [*]Energy Saving Ordinance proof
    [*]Electronically controlled regulation
    [*]Air intake via outdoor air grille
    [*]Ventilation planning included

21.2 Underfloor heating
In all living rooms (ground/upper floors), including individual room control.
Not under shower areas or bathtub.
Area division by heating planner.
21.3 Towel radiators
Electric version in shower ground floor and bathroom upper floor, switchable separately.

22. Electrical installation
22.1 Basic installation
Execution according to VDE from house connection box.
Included:

    [*]Meter cabinet
    [*]Sub-distribution
    [*]Earthing and potential equalization
    [*]Network cabling (CAT 7)
    [*]Intercom system
    [*]Door opener
    [*]Outdoor lighting
    [*]Smoke detectors according to legislation (with 10-year battery)

22.2 Room-specific equipment
Detailed listing by room with number of switches, sockets, network and TV connections, room thermostats.
Standard switch program: Berker S1 or Gira Standard 55 in white.

23. Interior doors
23.1 Execution
CPL surface (e.g., white, beech, maple), hollow core, rounded edges.
Door frames with lining board and casing.
Frame color like door leaf.
Single-handle aluminum white lever set.
No climate doors.
23.2 Special executions (optional)

    [*]Door with glazed panel
    [*]Glass door
    [*]Door with overhead door closer
    [*]Sliding door
    [*]Special sizes


24. Tiling work
24.1 Material
Tiles up to 40 €/m² list price.
Selection at regional partners, e.g., Varia Fliesenwelt.
Standard formats up to 30×60 cm. Larger formats at extra cost.
24.2 Installation
Thin-bed method with Sopro adhesives.
Joint colors: white, gray, basalt.
Corner formation with PVC edge trims.
Sealing in splash water area.
24.3 Preparatory work
Moisture measurement with CM measuring device.
Moisture sealing in shower/bathtub area.
24.4 Wall tiles
Height:

    [*]Bathroom: approx. 1.25 m
    [*]Shower: full height
    [*]WC: approx. 1.25 m behind WC

24.5 Floor tiles
In all WC/sanitary areas.
Also under window sill and if applicable up to bathtub.

25. Flooring
The floor covering is not included in the scope of services.
Before installation of floor coverings, a residual moisture measurement (CM measurement) must be carried out by the floor layer.
If a covering is supplied and installed by the construction company, this measurement is included.

26. Painting/wallpapering
These works are not included in the scope of services.
Also, acrylic joints at wall connections and corners are not part of the service.
On request, an alternative offer for painting work can be created.

27. Miscellaneous
27.1 Cracks
Settlement and shrinkage cracks are material and construction related and do not constitute a defect, provided they do not impair usability.
27.2 Cleaning
The building is handed over broom-clean. A final cleaning or fine cleaning is not included.
27.3 Services not included

    [*]House connections (electricity, water, sewage, telecom, gas)
    [*]Exterior works (paving, terraces, landscaping)
    [*]Antenna system or satellite system
    [*]Smoke detectors beyond the statutory minimum number
    [*]Furnishing and equipment from planning documents


28. Plot condition
Before the start of construction work, the following conditions must be met:

    [*]No trees, roots or shrubs in the building area
    [*]Truck access to the construction site possible
    [*]Plot surveyed, boundary stones visible
    [*]All easements, building encumbrances, development and supply lines are known
    [*]Sufficient space for tower crane with approx. 30 m outreach

If special circumstances exist (e.g., hillside location, ground with rock or peat), a soil survey may be required. The construction company reserves the right to charge additional costs.
Total price: gross €490,000

29. Alternative offers
29.1 Parquet: +€14,000
Parquet flooring will be installed in all non-tiled rooms on ground and upper floors (up to €50/m²).
Surcharges for special requests reserved.
29.2 Painting: +€16,000
White wall painting including painter's fleece on plaster.
Surfaces will be visually inspected; minor unevenness is not considered a defect.
 

nordanney

2025-04-22 08:13:43
  • #2
Very brief construction service description. Please do not agree to VOB. As a private person, you make a construction contract under the Building Code (which is more advantageous for you). Much is only mentioned and not further specified. What about the concrete ceilings, for example? Will they also be plastered or filled? Q2 interior plaster can look neat. But it is often only suitable for textured wallpaper, as it is too "poor" for fleece or paint. You still have to do (or have done) all floors including the staircase yourself. Risks in the ground conditions are at your expense. Internal development is additional. Energetic quality? KfW 55 or 40? U-values of windows? Etc. Priced in the upper range. It is not cheap.
 

ypg

2025-04-22 08:33:46
  • #3

The joints are filled, everything is designed for later wallpapering work by the client.
If it was done well, it can be sufficient.

Overall, the term "by the client" is avoided and instead optional is chosen or it is explicitly stated that it is not included. You have to read and mark the obvious for yourself sometimes. There is nothing hidden there.
Electrical installations are missing with the number of installations; that could still be interesting.
Overall very expensive if you add the optional services.
 

nordanney

2025-04-22 08:42:21
  • #4
Ha, I overlooked that. @ TE: Plaster on the ceiling is also an option (it is the more common variant - at least here in the west of Germany).
 

ypg

2025-04-22 08:49:51
  • #5
Here, they only do filling (in the west of Germany), and we also only have Q2, which is already suitable for a "ready-to-paper" offer. Luckily, it was so well done here that we could do without wallpaper. However, this is about this offer, and it is clearly designed for a wallpaper-ready house. By the way, I don’t know of any construction specifications that require more for (walls).
 

nordanney

2025-04-22 08:57:23
  • #6

Sure. Q2 as a starting point. Everything else is an extra charge - makes the entry price a bit cheaper.
Seen enough Q2s that are a disaster - but the requirements for Q2 aren't high anyway. But also seen enough Q2s that you could discard right away.
Better to always assume the worst quality (for the OP). You can easily read online what Q2 is allowed to be like.
 

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