Construction description, performance description, experiences

After initially considering purchasing an already existing semi-detached house, I have now discovered an interesting offer from a developer, requested the construction and service description, and also had a first consultation with the developer.

It is a very small single-family house, which is to be built in Schleswig-Holstein. During the conversation, I explicitly asked which costs, or ancillary construction costs, still need to be calculated, because these are not mentioned in the construction and service description. For example, under the item "Baustelleneinrichtung" it only states that construction electricity and water are included. When I asked about the costs for erecting a construction fence or setting up a toilet for the workers, I was assured that these services are also included, even though they are not explicitly listed in the description. No matter what I brought up (e.g., soil survey, removal and disposal of excavated material, which were not mentioned in the description, additional costs if it turns out that the soil is not okay, etc.) I was repeatedly assured that really EVERYTHING except the connection costs is included, and that the excavation would be removed and disposed of, which could be added to the description if desired.

I was assured that the connection costs (fresh water, wastewater, electricity, gas, and telephone) would in no case exceed €7,000.

So I would really not have to take care of anything except the selection of materials, and I should be aware that the kitchen is not included, nor the floors, except for 60 sqm of standard tiles, which I knew beforehand.

Now I am a bit uncertain and do not know what to make of the conversation. Has anyone ever had a house built by a developer and really had NO ancillary construction costs except for the connection costs? It seems strange to me. Of course, I plan to have the construction supervised by an independent expert and have the construction and service description checked, but I would nevertheless be grateful for opinions on the conversation. Somehow, I get the impression that the gentlemen thought that with a clueless woman as the client, they could get away with it...

if the mentioned services are included, have them contractually added for you. it shouldn’t be a problem for them if that is really the case.

what ALWAYS comes on top as additional costs is the property tax, which in Schleswig-Holstein at 6.5% is also the highest. and that on the full amount for land + house, since you are buying everything from one company. of course, the notary fees also apply as well as the registration of the land charge, etc. you can add about 10% on top of the purchase price of house + land for these "worthless" additional costs (the money is gone without the house becoming any more valuable). besides the connection fees for gas, water, and electricity, there is also wastewater + rainwater. that can easily cost 8,000-10,000€.

a company that constantly tells you that everything is included is not particularly trustworthy. for a construction company it is counterproductive to give you false hope. because they still get their money at the end and if nothing is left afterwards, tough luck ^^ (well, it’s not that easy).

Thank you for your contribution :)
I counted the incidental purchase costs as a separate item (6.5% real estate transfer tax really hurts, but what can you do :()
Sewage is supposed to be included as well, I was told...

... should also be inclusive, I was told...

Then it should be no problem for this provider to transfer his verbal commitments into a binding contract draft! If not, in my opinion you should refrain from further discussions ;) Rhineland regards

A popular point is the earthworks and when it is really nasty, the "increased" requirements of the statics for the foundation slab

We are currently building a terraced mid-terrace house in Gelsenkirchen with a developer. All ancillary construction costs are also included in the purchase price there, including public development costs, connection fees for energy suppliers, telecommunications, etc. So, as already mentioned above by the previous speaker, only the usual block acquisition incidental costs are added on.

This is also explicitly stated in our contract.