Construction ancillary costs: Bank requires signature from the architect

  • Erstellt am 2017-06-22 12:52:18

Almifosa

2017-06-22 12:52:18
  • #1
Hello,

Following initial situation:

The bank loan was approved. A letter arrived stating that the security agreement was concluded. We called the bank and asked if this meant the loan was ready for disbursement or if something was still missing. On the phone, we were told that everything was okay and that it would be ready for disbursement after the withdrawal period ended on 15.06.

On 14.06, the construction plan folders arrived along with the first installment, and we completed and submitted everything with the financer. However, on 20.06 the bank informed us that documents were still missing and payment would not be made until they were submitted. We managed most of it with help from the financer, but there is still an issue at one point…

Our "Baunebenkosten" exceed 40k and consist, for example, of 20k material costs for walls/floors and outdoor facilities. Additionally, soakaways and cisterns. We are building with a basement and therefore have excavation and will certainly need backfill material. Sewer connection fees, surveying, soil report, building permit fees, expert (comes later since we just submitted construction plans), well, and everything else that belongs to it. Among other things, also a 10k sample buffer (on the advice of a financer). In total, we calculated 71k.

We are unsure if a more detailed breakdown (which we are currently working on with the financer) will be accepted. Because the bank’s rule states: "If 40k Baunebenkosten is exceeded, a signature from an architect, site manager, or building expert is required." The first attempts by our construction company to obtain a signature from a site manager failed with the reasoning "he doesn’t know our figures." Our architect is currently on vacation and therefore cannot be asked. Now we are worried because if no one signs off, we see the loan and the house construction at risk. The invoice should have already been paid, but the lady from the construction company has been lenient so far.

Overall, it is a stressful situation for us because we can no longer withdraw from the loan since the withdrawal period has expired. According to the payment agreement in the contract with the construction company, the invoice should have already been paid. To be honest, we are angry but now have to find some kind of solution. Google could not help us either. Therefore, my inquiry here… Who knows something like this? And how do we get out of this dilemma?

If I take out a loan for a self-built car, the bodybuilder surely would not sign off on the calculation for, for example, tires and rims.

We would really appreciate constructive criticism or experiences.
 

Andi1888

2017-06-22 13:52:37
  • #2
The provision regarding the 40k ancillary construction costs. Is it available in writing and is it part of your contract with the bank?
 

Almifosa

2017-06-22 14:09:20
  • #3
Yes, it is listed under [Voraussetzungen]...

Unfortunately, we initially understood it differently. We first thought that you would only need it under the respective invoice you want to submit once the 40k has been exceeded.

Unfortunately, it doesn’t help in retrospect either.
 

ypg

2017-06-22 22:14:34
  • #4
The mistake you made is that you planned everything under incidental construction costs. The bank has set a guideline value of €40,000 for incidental construction costs; anything above that should be signed off by the architect so that the bank knows everything is in order.

Incidental construction costs can be googled. It is correct that among other things, earthworks, permits, etc. fall under this.

But the special equipment in or on the house is equipment costs, materials for walls and floors are completion in own work. Outdoor facilities, which include paving work and garden, are outdoor facilities.

I would quickly send them a detailed corrected calculation with the "right" numbers, then everything will go smoothly.

Best regards, Yvonne
 

Almifosa

2017-06-23 01:43:49
  • #5
Many thanks for your reply ypg

We have given a very detailed list to our financer.
We only partially understood the numbers from the forms. However, we were told not to get confused.

There was also constantly a problem with the word [Erschließungskosten].
We bought farmland which was then developed by the city and we had to pay [Erschließungskosten].
If I now refer to the other costs as [Hausanschlusskosten], surely everyone will understand what I mean.
What was entered at the bank made more sense to us, although it was somewhat different.
Nevertheless, to be honest, they surprisingly allocated the [Erschließungskosten] properly to the farmland.

But yes, if I now let the last written words sink in...
We had seen that the items [Außenanlage] and [Renovieren] were, for example, empty and everything was included in the item [Baunebenkosten].

If I then also read terms like [Ausstattung]....

I think this might actually be the solution to the puzzle after all well then, I will see what I achieve tomorrow.
 

HilfeHilfe

2017-06-23 06:52:14
  • #6
Normally, the broker should also assist you with that. After all, he has received a commission for it.

When is your architect coming back?
 

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