Buying a house from a developer - required documents

Hello everyone,

we are currently interested in purchasing a semi-detached house in Berlin. However, there are still some questions open, for whose clarification I would like to rely on your help.

Regarding the situation:

[*]We want to buy a semi-detached house from a (relatively small) developer, about whom not too much information can be found on the internet.
[*]The semi-detached house is part of a larger complex (consisting of two construction phases) in the south of Berlin/on the border of Brandenburg.
[*]The first construction phase is just being completed. The house we want to buy is in the second construction phase and is currently under construction.

We have looked at an identical house, which is in the first construction phase and is already finished.
We liked the house, which we did not exactly hide. The saleswoman immediately wanted a signature on a reservation agreement (including a down payment of 1% of the purchase price) from us after the viewing. I asked her for some time to think about it and we said goodbye. An impulsive house purchase?!? No thanks....

In the documents she provided us along with the reservation agreement, the floor plans, and the sample purchase contract, there is also a construction description.

This construction description literally says:
- "The construction execution takes into account the relevant DIN and building regulations (...)."

In addition, there is some information on the individual construction phases/elements (earthworks, foundation, basement, roof, windows, doors, etc.). However, a detailed description of which material is used where in the house is missing (bricks for the walls, pipes, electrical wiring, heating system, etc.). The documents do not specify which DIN standards are being referred to.

So that I can show the documents to an expert before buying, I asked the saleswoman for a construction detail plan and all other notarized documents mentioned in the sample purchase contract. I thought I would show the documents a) to a lawyer and b) to an engineer. Then I would know whether the purchase contract does not contain any pitfalls and whether the purchase price is at least reasonably justified based on the materials used.

However, the saleswoman said that she would only give me these documents after signing the (purchase) contract (LOL?).

Her reasoning: this is NOT a contract for work and services, but a developer contract according to the Broker and Developer Ordinance.
AND QUOTE: "If you start like that, I really lose the desire to sell you the house. You will probably be constantly showing up and want to supervise the construction."

We said goodbye politely and left without another word.

Who buys a house for half a million without knowing what is inside?
Is it normal that the developer only hands over the documents after signing a contract? That means buying a pig in a poke?!?
And what about her reasoning of developer contract vs. contract for work and services?

Thank you in advance

Try to track down the buyers of the houses from the first construction phase. Basically, you have to be clear that a house from a developer is not the same as a house built with an architect. They don’t easily reveal their cards and certainly don’t want to be bothered during construction.
The construction description should state what you get, but it usually does not include a list of materials or detailed construction plans; you only get those after signing, if at all. However, the purchase contract is already prepared by the notary, right? At most, you sign a reservation agreement in advance and not a purchase contract.

It's not your question, but beware: the show homes are packed with upgrades, i.e., additional customizations. Have the price quoted to you from every position.

Then it occurs to me that the material of pipes, etc., is not necessarily mentioned, but the interior and exterior walls are.

- "The construction execution takes into account the relevant DIN and building regulations (...)".

It doesn’t get any more self-evident than that. In other words: the standard is not a gram more than what is required for a building to be approved.

Their reasoning: this is NOT a contract for work, but a builder contract according to the Broker and Builder Ordinance. AND QUOTE: "If you start like that, I will really lose the desire to sell you the house. You will definitely keep showing up wanting to supervise the construction."

She is right.

The builder business is basically a kind of "short sale" of a property that is regularly not yet finished at the time of sale. It is not a "house," but a "plot with a house." Unfortunately, many buyers do not understand that they are not individual builders in this context (and actually: not builders at all, but buyers).

A model home does not have to reflect the equipment you will get. However, the sold houses from the previous construction phase (and their buyer satisfaction, including the business conduct) should be "representative" of what awaits you.

"Houses of identical design" are typically built in the second construction phase just as in the first. However, it may be that the first was still built according to the 2014 energy saving ordinance and now the wall structure has been changed. Or that they optimize between masonry and stud wall for non-load-bearing interior walls, or this time a different heating installer is working, or the light switch design has changed. However, a reputable builder will not suddenly only put up barracks in the second construction phase if they worked properly in the first.

You’re really buying a pig in a poke!?!

You can’t explain "Bauträgerhaus" any shorter
But they can really be flawless cats, even if actually the sack is being sold

It's not your question, but be careful: the show homes are filled with upgrades, i.e. enhancements.
Have the price given to you for each position.

Then I remember that material for pipes, etc. is not necessarily mentioned, but the interior and exterior walls are.

There is a separate list with exact prices for the additional services.

Try to locate the buyers of the houses from the first construction phase. Basically, you have to be aware that a house from a developer is not the same as building a house with an architect. They don’t let you easily see behind the scenes and certainly don’t want to be bothered during construction.
However, the building description should already state what you get, but it usually doesn’t include a list of materials or detailed construction plans, which you only receive after signing, if at all. The purchase contract is drawn up by the notary, correct? At most, you sign a reservation agreement beforehand and not a purchase contract.

Yes, the purchase contract is done at the notary.

Thank you very much for the first information regarding the documents. We just got home from the appointment. Meanwhile, I have googled a bit about which documents you should at least receive.

An energy certificate is not among the documents. The land register excerpt is from 2010. I have read that the excerpt should not be older than three months.

I also don’t want to go to a lawyer/structural engineer with incomplete documents and then pay twice....