Connection costs / Ancillary construction costs

Hello,

I hope I am in the right place. As I wrote in my introduction, I would like to build on my parents’ property. I have already found out that it is permitted.

I have a question about development. The parents’ house is connected. What about the second house? Do I have to bring everything from the street, or can I, for example, connect to the parents’ sewer system?
Road connection can also be via the driveway to the parents’ house!

I didn’t quite understand the topic of incidental building costs.
Since it is a family property, the realtor fees are waived, right?!
Only the development costs, see above!
I am from Hamburg. Maybe someone can tell me how much one has to expect in incidental building costs? 15% of the house value?
The costs for the house including the foundation can be calculated relatively well, but what incidental building costs do you have to expect...

Hope you can help a complete beginner not to overextend himself.

Regards
Matthias

That is also my problem.

I can calculate everything except the [Baunebenkosten].

Hope one of ours here can do that.

Best regards

Nobody can do that. If you want to get a feel for it, you have to write to all utility providers, hire a surveyor, and have a soil survey done. Only then can you maybe roughly calculate how much excavated soil needs to be exchanged, how much soil has to be disposed of, whether the soil has to go to a hazardous waste landfill, and so on. Disposal and purchasing costs for soil and gravel vary greatly regionally and also depend on workload and season. I think I read prices from €12 per ton of gravel up to €22 per ton of gravel.

You also have to clearly separate development costs from ancillary building costs, but I think Matthias meant ancillary building costs... The residential area is already developed. (Although it needs to be clarified whether there are still outstanding invoices for the building plot... you find out from the previous owner and at the latest from the notary.)

Building expert has posted a list of usual ancillary building costs several times, although it always depends on the individual situation. Roughly, you can reckon with €35,000.

An example from my building project: Soil survey... instead of €700, I am now paying almost €2,000 and it could have been even more if I had been unlucky. Likewise, I almost had to hire the surveyor again... 10,000 things you can’t plan for, so you should keep about €20,000 cash in reserve for every building project to cover such items. If the money is left over, you invest it in a kitchen or garden or garage or dining table or bedroom or floor or bathroom or or or... Waaaahhh I think I’ll fill out a lottery ticket now... the longer the building project lasts, the more expensive it gets. Luckily, my finance minister and I still see the humor in it.

Hello Matthias,

I have a question about development. The parental house is developed. What about the second house? Do I have to bring everything from the street or can you, for example, connect to the parents’ sewer?

No one here can answer that; it depends on the material/age of the existing pipes, the flow rate, and much more, and ultimately on the welfare of the municipality. Ask there, then you will get a reliable statement.

I am not quite clear about additional construction costs. Since it is a family property, the realtor fees do not apply, right?

Yes, unless your parents sell through a realtor.

I am from Hamburg. Can anyone tell me how much to expect for additional construction costs? 15% of the house value?

Here is a list of typical additional construction costs as they occur in the Rhineland. Of course, there are municipal differences; overall, it fits for the entire Federal Republic of Germany.

1. Land

5% real estate transfer tax – varies by municipality
possibly realtor fees, about 3.5% of the land price, varies by municipality about 1.5% notary fees, calculated from the land price 3 x registration in the land register (1. priority notice of conveyance, 2. transfer of ownership, 3. registration of the land charge)

2. Financing

Possibly advisory/closing costs for financing, about 1.5% of the total loan amount
About 0.25% commitment interest, based on the loan amount

3. Construction preparation

About €2,800 - €3,200 surveying services (qualified site plans / height measurement / staking out / building survey) Preparation of soil report, about €1,200
Provision of connections for construction water / construction electricity, approx. €6.00 - €8.00 rental for standpipe/day,
about €300.00 rental for construction electricity meter Fees (for house number, drainage permit, building permit), approx. €1,000 – €1,500, varies by municipality
Fire / builder’s liability insurance approx. €80 - €150/year, depending on the insurance company

4. Earthworks

Removal of excess soil (normal soil conditions) with basement, approx. €1,500
Internal development (wastewater/stormwater pipes), approx. €2,500 – depending on pipe route
Inspection shafts, infiltration basin or soakaway shaft, approx. €1,900 - €2,200
Reserve for additional foundation costs approx. €8,000

5. House connection costs

Electricity/gas/water/telecom, connection to the sewer, approx. €8,000 - €8,500 – varies by municipality

6. Fees

Acceptance of drainage line, approx. €150 – varies by municipality
Chimney sweep (acceptance of chimney / gas system - note fee applies twice), approx. €200 – varies by municipality
Cadastral office (transfer of surveyor data into the property map), approx. €150 – varies by municipality

Total approx.: Euro 35,000 – 40,000


Important: The costs for painting work, floor coverings, and outdoor facilities are not included in the above list!


Best regards