Detailed costs in advance without construction planning by an architect

Hello and good day,

we intend to have a single-family house built near Chemnitz, as our search for an existing property – possibly for renovation – over more than 1.5 years has not been successful.

We have found a suitable plot since summer. Unfortunately, the “bureaucratic battle” proved to be quite difficult, as there are a few special circumstances (deviating development according to the municipality’s development plan, conflict with the forest protection law, ...). Now we have been able to apply for the preliminary decision and the responsible building authority has confirmed completeness. We want to use the interim period until the receipt of the decision (approx. 01-2013) for planning the house and the associated costs.

Since there is still the latent risk of rejection by the authorities, we have not yet purchased the plot. Nor commissioned the planning by an architect (3-4T€), as we do not want to make a wrong investment – should the decision be denied.

Since we preferably want to start construction in spring, the time until then is very tight. If the preliminary decision hopefully turns out to be positive, planning by a professional (architect, etc.) would have to be carried out at short notice, offers for the individual trades obtained,... and then financing requested from the bank. Our financial advisor (who also supports us professionally) has given us a “figure up to the 99%-certain financing limit,” but for reasons of credit rating classification, we have so far refrained from bank inquiries.

The planning of the single-family house is, in my opinion, already advanced (own 3D planning), but I myself have only limited expertise in the construction industry.

Now we are looking for support – in order to learn a as concrete as possible investment volume before the final architectural planning. This proves difficult insofar as offers from the individual trades are again based on the architect’s planning data – at least we assume so.

Perhaps there are also completely different approaches that we have not yet recognized. Of course, we are aware that this service must also be paid for – we just hope that it does not reach the architect’s fee amount – if in the worst case everything is for the “circular file.”

Many thanks in advance for your opinion + best regards Espe

Hello,

Maybe there are completely different approaches that we have not recognized so far.

Post your floor plans here and write which KFW standard you want to implement as well as the equipment wishes. Then I can relatively easily give you an initial estimate of the investment volume below.

Kind regards

Hello building expert,
thank you very much for your response.

Below are the requested floor plans, unfortunately they are not very precise as I had to trace them after export from the 3D program. However, all values should be visible - especially the top view and rear view. Linking / uploading via the function here on the forum was not possible as only file sizes up to 20kb are allowed. I hope you can open my links via Google, otherwise I will send them separately by email.

Regarding the question about the KfW standard, we are not yet sure, as between additional investment and energy savings among some acquaintances who have built - the latter only applied marginally. Also regarding special repayment, KfW loans are probably subject to restrictions, so we are still undecided whether this will be used at all. However, we classify the insulation / thermal insulation in our planning between KfW50 and KfW70.

We would classify the level of equipment as average / normal, not a luxury villa, but also not a discount hardware store standard. Perhaps I have misunderstood this question in terms of content.

A pellet heating system is to be used as a heating system, as the other fuel options are unfavorable for various reasons (access road 70m). Solar is also not an option due to the forest location, as there is not enough sunlight. Geothermal energy is too expensive due to drilling, surface and air heat are only interesting in the long term in our view with existing subsidies (electricity) - if these disappear with our "politics," it will be an expensive matter. We do not want an oil or gas tank on the property and a connection line over 70m + 30m to the house is also not interesting, apart from the general rejection regarding fossil fuels.

This pellet heating system including buffer storage (manufacturer researched but not yet decided) would have to be installed on the intermediate ceiling due to space conditions, as there is no possibility on the "ground floor." Likewise, outdoor installation is not possible due to the very narrow building window. The pellet storage should be located at the rear of the carport in immediate proximity to the single-family house.

Because of the pellet heating system "on the upper floor," the "roof floor extension" of ~50cm (see backside.pdf) is necessary to create the required space upwards. The alternative of partial basement also came out more expensive according to previous discussions.

Furthermore, the attic will only be used for storage purposes besides the heating and does not require elaborate insulation - only the intermediate ceiling itself to the ground floor.

I have removed the gable roof (~38°) from the drawings for clarity.

For wall thicknesses, I oriented myself as follows: external walls at 36.5cm, load-bearing interior walls at 17.5cm, and non-load-bearing interior walls at 11.5cm.

As a layperson, I have only estimated the values for the base plate, floor structure and intermediate ceiling.

---

If you need further information, just let me know.
Best regards – Espe

Your files cannot be opened... just take a snapshot and upload it as a jpeg

Here again are the data as a ZIP - don’t be surprised about the contents, as it was packed on a MAC and when opened on a PC, there are additional files starting with a dot - these can be ignored.

Best regards - Espe

So I was also able to read the above pdf.

Where are you building in/around Chemnitz?