Building planning before purchasing the land - experiences?

Good evening everyone,

first a quick thanks to all the "experienced home builders" who have shared their knowledge. You have helped me put together a few mosaic pieces – nevertheless, we are still at the very beginning and currently feel a bit "lost."

Some preliminary information:

- Budget framework is clarified
- Land has not yet been purchased (we are on waiting lists; complicated because although married, we have no children and the building plot is in a different residential region --> few points for allocation)
- HOAI house construction roadmap read.
- The overall package must be right. This means: We do not have to build at all costs. --> continuing as renters. The decision would be purely "emotional" to feel at home. --> demand for high quality and sustainability, otherwise a deal-breaker.

For us, the question arises as to which things we can clarify, research, and consider already today?

1. Planning with or without our own architect?
With an architect, I can plan more individually, of course. Possibly they can also take over construction supervision.
In the forum, I have repeatedly read that the architects of prefabricated house manufacturers (also often referred to as draftsmen in the forum :-)) rarely respond individually to customer wishes and are very focused on the financial interests of the manufacturer. Is that really the case, or are there also good experiences? If I look at the example of a well-known provider from Erkheim (belongs to the premium providers), I find very individual designs that were created there themselves. According to the homepage, you can also come with your own plans from an architect.

Assuming it will be a "normal" plot (no slope, extremely narrow, etc.), we have the following requirements for the rooms:

- about 140 sqm living space (two people; possibly later one child)
- 90% slab foundation --> technical room
- open living-dining area + kitchen
- small pantry/storage room (near kitchen, possibly under the stairs to the upper floor)
- guest WC
- bedroom
- dressing room (possibly passage to the bathroom)
- bathroom with shower (walk-in, brick-built, no glass) without bathtub
- children's room
- study
- gallery (would be "nice to have" --> then probably also 140 sqm would be too little)
- technology: photovoltaic (since mandatory in BaWü), SmartHome
- low-barrier (e.g., a level sliding window - as far as costs allow)

With some prefabricated house providers, we have seen floor plans that we like for the plots. I would assume that some thought has gone into these floor plans – i.e., with regard to short distances, etc. — or am I wrong?

My feeling is that with my own architect, I am in a better position for comparison and negotiation. With a concrete wish, I or the architect approach the providers and offers are prepared.
What concerns me somewhat in this context is: What if all providers from my "relevant set" are disqualified? Especially regarding sustainability. Then I have a plan but no suitable provider. – Or are these concerns unfounded?
On the other hand, I have the concern that I bind myself too quickly to one provider or cannot really compare the offers – or do you see ways here? If yes, how would you proceed to create comparability?

Is my assumption correct that I can already approach providers with service phases 1-4? The costs there are still manageable (around 2% of the total costs), correct?

One concern I still have about a draftsman: Are they really interested in things like how the light falls into the apartment? The house can be top planned, but if the study is in the sun all day, that is something to consider. Does such a person think about things like that, or is it rather only the own architect?

What is your opinion? In my case (if you need more info, please feel free to write which ones), would you rather go with your own architect, or would you say it can also be done with the prefabricated house manufacturer, or would you have to differentiate between the individual providers in this case?

2. Which considerations can we take on before the land construction and which should we better wait for until after?

Many thoughts... I also look forward to partial answers. Thanks!

The plot has not been acquired yet (are on waiting lists;

When the plot becomes concrete, you can check the development plan to see what you are allowed to build or not,
everything else is just castles in the air to dream about.
Place a search ad in the local paper in your desired building areas, your over 80 seller does not have Immoscout.

- Budget framework is clarified

How high is it? That determines whether you even need to go to a general contractor or stay with an architect.

Then I have a plan but no suitable provider. - Or are these concerns unfounded?

But you can build with the architect without looking for a general contractor, right?!

Especially regarding sustainability.

What does that mean for you?

In the forum I have repeatedly read that the architects of the prefab house manufacturers (also often referred to as drawing slaves in the forum) hardly respond to individual customer wishes or are very focused on the financial interests of the manufacturer.

So, it is (almost) only one person who is so harsh on the employed architects.
I find that unfair, because they have a very different role than a freelance architect you commission.

You have to explain what an average standard general contractor (including regional builders) actually builds and offers: he runs a company aimed at the average consumer - regarding budget, needs, and property. He has designed 10 model houses that can be modified with little effort, in increments of a standard brick length, a 62.5 cm grid, one brick height, or standard window dimensions, although it must be said that every window is manufactured to order, so there really is no standard. However, it is possible for a general contractor or window manufacturer to offer 50 identical windows cheaper for 10 houses than if 50 different window formats were ordered for 10 houses. The same applies for windows in almost every trade. Speaking generally.
The house designs are almost identical: few roof pitches, few house concepts. Possibly all types come in basic, comfort, and high-end because the market expects it. Much is already in the file folder and drawer, some subcontractors can do many things blindly.

Overall, you are well served price-wise as a client with a model house like "turnkey." Much care is taken that would overwhelm a layperson. He is cheaper but must of course also make some profit, which comes through volume and standardization.

The general contractor then has a few employees for marketing, sales, and of course architectural services. They no longer focus on creativity and individuality on difficult plots but refine everything ready-made for small individual customer wishes, adjust everything slightly as requested, and prepare the building application. Customers are not 6 per year but 60 per month. Different priorities are set, which a creative person might not be able to handle, namely to deal with bureaucracy.

So everything has its justification and has come about over decades as desired by us consumers. It is like an all-inclusive trip.
Therefore, I find the term "drawing slave" very poorly and disparagingly chosen regarding the employer, the general contractor.
On the other hand, many clients make the architect a puppet: this "I want it like this" or "my wife dreams of..." or "I’m paying you, so follow my wishes..." turns architects (whether freelance or with a general contractor) into drawing slaves. It may be that one expects the highest creativity from an architect and looks down on engineers employed by a general contractor, but they still have more knowledge than the client on house building matters.

Perhaps this already answers the topic of individual client wishes and the interests of a general contractor? Individuality is not desired when processing volume. Some things are possible, many are not. If you come as a client with an exotic non-slip terrace door, you are probably totally wrong with an average general contractor because it has to be specially sealed, and no provincial window manufacturer does that. The window manufacturer might possibly be able to, but possibly not.

Is he really interested in things like how the light falls into the apartment? The house can be planned perfectly, but if the office is in the sun all day, it’s no fun. Does someone like that think about such things?

That question would actually be answered by this. Of course, he learned how light has to be directed. But honestly: if the client says that this or that is "a matter of taste" when you talk as a professional about defects, eventually you get tired of arguing with the rabble.
So you plan the office facing south as requested and the kitchen can face north... the architect can think about it but doesn’t have to with a nonexistent respect boundary.

without hillside, extremely narrow, etc.

Means?

possibly later a child)

One or two?

Planning without land makes little sense. However, you can use the time. Visit model homes, tile and bathroom exhibitions, etc., and find out what you like on the side.
Look around. What do friends, acquaintances, etc. like and what do they not like? The spacious hallway, the small WC, the flooring, etc.

We built with a small general contractor. The boss is an architect. Of course, he works for himself; for that, there is then the expert. However, the planning is individual. He worked with craft businesses from the region.

For sustainability, take a look at [Wir leben Haus]. Maybe that’s what you have in mind.

Hello! So we are building with the company from Erkheim. Less because of sustainability (for us a nice bonus), but because we feel very well taken care of there and are sure that everything will be of good quality, and our own time expenditure is optimized. The architect is their partner, but we commissioned him and he is accordingly independent. Everything is great here too, all our wishes have been adequately considered. But you do need a plot of land, and once we had one, we only went to this company and that was it; we didn’t inquire with other companies or anything. Time was an issue for us, though.

How high is it? That determines whether you even need to go to a general contractor or stay with an architect.

800,000 EUR; incl. land (160,000 - 200,000 EUR)

But you can still build with the architect without looking for a general contractor, right?!

But if no provider from my relevant set remains, then it would be difficult. The concern is simply that I might have a design from the architect afterwards that cannot be implemented as is.

What does that mean for you?

Minimization of the consumption of energy and resources. The processed raw materials should not be harmful to health (I am aware that there are certifications etc., but questionable foam insulations and silicones are still in use). Since wood also appeals to us visually, this would be a raw material we would like to work with.

So, it is (almost) only one person who is so harsh on the employed architects. I find that unfair, as they have a completely different role than a freelance architect you commission.

I fully agree with you. I only quoted it because I had read it. Your explanation helped me. Thanks!

Meaning?

With a very narrow plot or hillside location, there are a few special features. If I hadn’t written it, comments might have come that it depends on the plot (at that point I would have put a smiley).

One or two?

Max one (unless twins come – you never know. If necessary, the office would have to give way).

The general contractor then has a few employees for marketing, sales, and of course architectural services. They no longer focus on creativity and individuality on difficult plots, but finalize everything for small individual wishes of the builder, adapt everything slightly according to wishes, and prepare the building application. There are not 6 customers per year, but 60 per month. Different priorities are set, which a creative person possibly cannot do at all, namely dealing with bureaucracy.

The company from Erkheim builds about 180 - 200 houses per year and has 14 architects.