Construction costs - Please provide an assessment

  • Erstellt am 2012-10-10 08:08:43

Muglu

2012-10-11 07:52:09
  • #1
Hello and many thanks for the further opinions, special thanks to Bauexperte who always tries to help with good advice in this forum. :)

@ Bauexperte
So a 42.5 cm stone was never really discussed, actually only a 36 cm Poroton without insulation and according to him the price would have increased accordingly.

The single-family house is to be built on a 1,400 m² plot that is already in our possession.

It is a good question whether I understand what is in the BB. I am not necessarily an absolute layman, but maybe one could say "I am a layman with basic knowledge." Of course, I have no idea exactly what will be installed, whether it is of high quality, etc. I can only proceed like a layman and read through the construction description and think about what must go into a house and what is still missing. Since everything can be found in the construction description, this naturally unsettles us because opinions from other contractors come that it is too cheap and that some costs will still come up (this is mostly the opinion in this topic as well). Others, on the other hand, say the price is okay.

The only thing I can criticize is that the electrical system is okay in the basic package but not outstanding. According to the statement, every additional socket costs about €50 including labor and cable. The sanitary facilities are also priced quite tightly and there will certainly be additional costs.

On the other hand, real wood veneer doors are used, a steel-wood staircase with real wood steps, etc.
Because of the opinions, I naturally ask myself where the catch in the offer is.
 

Musketier

2012-10-11 10:35:18
  • #2
The construction descriptions always sound great to the layperson, as if everything is included.

We took the trouble to analyze 4 or 5 construction descriptions and compare them point by point in an Excel table. Then you first see what is actually missing. As a layperson, you can recognize the differences but cannot assess what that means in terms of additional or reduced costs. At least we were able to roughly screen and limited ourselves to 2 providers.

Then we went with the 2 offers and [BB] to the construction supervisor. He then identified some other points that were negotiated out. In this way, the price for the construction supervisor mostly paid off.
 

Bauexperte

2012-10-11 11:22:29
  • #3
Hello,


That is the only reason why I am here. Btw., "he" is a "she" :D


24 cm plus 10 cm is not significantly cheaper than a solid 36.5 stone – the ETICS also costs money and the craftsmen have to work manually on the outer masonry a second time. BtW., you should watch carefully what the contract says about KfW 70. Although I do not know the location of your property, 10 cm ETICS seem to me too little.


You make the same mistake as the vast majority of other building owners who only look at the pure equipment details. It is not without reason that I keep repeating like a broken record that it is important to have the entire contract documents incl. BB checked before signing the contract.

In the end, it does not matter whether you are offered 30 or 35 sockets as standard – I recommend every builder to consider a certain budget for extras. Very few want to internalize that I certainly do not mean a new kitchen by that :mad: What is important are rather the critical points that you can no longer influence later. These would be e.g. the thickness of the slab, the density of the installed stone, the thickness of the insulation, etc.


Those are equipment details and not nearly as important as, for example, the correct specification of the Ug-value of the insulating glazing. Quite a few providers cheat here by only naming the value of the glass in their BB while concealing the total value including the frame. Ug-value 0.8 W/m²K sounds "better" to the layman than U-value 1.2 W/m²K.


You have already clearly identified one: surcharge for 36.5 cm aerated concrete for a hefty €15,000.

If you don’t become suspicious of that alone, especially since other providers point out this disproportion to you – not every provider is a bad guy – you should at the latest become attentive through the answers here in the forum. I tell you very clearly – even though I do not yet know who is behind the offer – if you sign this offer without checking it, you will in my opinion have a lot of fun with change orders during the further construction process. The only thing missing is that the contract is concluded according to VOB...

A piece of house always costs an amount "x" – no matter with which provider you sign; certain parameters, such as craftsman hours, are the same for all providers – as long as they work professionally. The price differences with this type of provider usually result from their personnel and marketing costs; this also applies to the prefab house sector by the way. If you only look at the price at the bottom right, to quote a wise man, you will "be the rightful prey of your own actions." It usually becomes tragic when the financing is based solely on this price and the trivial seller’s statement: "there will be an additional €15,000 in ancillary construction costs BUT then you are done." Nothing is as expensive as a follow-up financing... if it is even possible, that is!

If you cannot free yourself from the prospect of an alleged "bargain" – and your answers so far read that way – and you do not want to commission expert help either, you have no reason to blame anyone but yourself if your house-building adventure fails :confused:

Best regards
 

Der Da

2012-10-11 11:37:55
  • #4
And even if the follow-up financing actually seems totally secure, a bank can decide against it, as is the case with us. 2 banks rejected follow-up financing due to the allegedly poor condition of the property. It certainly was not due to our financial resources, as those are more than sufficient. None of those involved in the matter can understand the decision of the evaluation department, not even the caseworker at the respective bank. For us, the follow-up financing was a conscious decision because we wanted to have more capital quickly. Fortunately, we are not in a position where we have to refinance. If that were the case, we would be in deep sh.... So be critical when it comes to financing amounts. The sellers want only one thing... your signature, and then tell you things that are not entirely untrue. How you ultimately finish your place is your problem, not theirs.
 

Muglu

2012-10-11 11:57:14
  • #5
Ok, thank you very much for the answers.

So without an inspection, nothing would be signed under any circumstances, I/we are much too cautious for that.

Of course, we are currently still waiting for other offers from other contractors. Thank you very much anyway for all the opinions, I think we have made quite a bit of progress and it has shown us that the matter should be approached with great caution.

@ Der Da

Exactly for this reason, we want to clarify everything as well as possible, so that in the end a completely different price does not come out than communicated. We are already calculating with €35,000 for incidental construction costs. I read that as a realistic number in the forum...
 

Der Da

2012-10-11 12:04:37
  • #6
Your problem is that without a soil survey and a plan from the architect, you cannot estimate the incidental construction costs at all. 35 might be enough, but it doesn't have to be. Ours are higher :) But this is specifically due to the property
 

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