Floor plan of a single-family house, 2 floors with basement, approx. 190 m², plot approx. 440 m²

Would you be willing to upload your construction service description? Then we could tell you more precisely where there might be a need for action regarding the very favorable offer.

Otherwise, I also do not find the floor plan particularly successful...

He said it that way and we accept it as such and plan accordingly. Honestly, I don't understand the problem.

Oh, such generosity with the plot width is rare here. In the current draft, you fill / use the width with the garage, but in the old thread, you still wanted to put the garage on the other side. Whether I simply or doubly have to maintain the boundary distance somewhere would not be indifferent to me personally.

Yes, a few months ago we had the idea to place the garage on the other side because we thought it was not a good idea to put the garage against the neighbor's wall and take away the neighbor's window. Since then, however, a lot of water has flowed down the Rhine ;) The advantage is that we have the meadow with the evening sun to the left of the house. The disadvantage is that we have to set the garage 1m lower and then have steps up to the house. But the house is not so restricted in width because of that. So it’s all a matter of perspective and consideration. If we had a dream plot, everything would be easier, but unfortunately, that’s not the reality. But we consider it a good compromise.

: we actually have 2 bathrooms plus 1 WC. And for now, there are only 2 of us. When that will change is still up in the air.
Utility room is a HAR. Heating and connection and storage room. Laundry room with washing machine, dryer and space for a drying rack is on the upper floor. We put most things in the dryer, so we don’t hang up that much.
The missing measurement in the wardrobe is exactly the same measurement as in the pantry (1.77m), so I left it out there. In general, everywhere where there are no measurements, the measurements are exactly the same as in the other room.

Good morning Tortuga,

you’re right, I read that carelessly. However, I meant something different with the two bathrooms. You’re planning for 4 people (same as us at home) and your bathroom situation just looks like there is only one bathroom upstairs with currently one sink, and I think that’s too little for 190 m². I’ve now also seen the difference between “HAR” and “Hauswirtschaftsraum,” but it does not change (not only my) opinion. The floor plan is a step in the wrong direction – the reasons were given to you. It also makes no sense to keep “tweaking” or discussing it – redo it. And as 11ant already wrote: be glad to get harsh criticism now, before you waste money.

Again on the costs: there are “two” advising “parties”: your general contractor and the forum members here. What motivation do the forum members have to tell you nonsense? None! What motivation does your GC have to name you a cheap fantasy price and then later (AFTER signing) bring you down to the expensive and harsh reality through change orders and creatively designed scope descriptions? He has every motivation!

This is not meant to be rude, it should help and protect you. And as you’ve written so far (e.g., “this and that won’t be so expensive” or your explanations about ytong) you show one thing very clearly: you have no idea! And that makes you a sitting duck for every builder, no matter if GC/General Contractor/Trade Contractor. That means you need expertise on YOUR (!) side. Your side is always independent from the builder. You need an architect, construction engineer, or expert (usually one of these two) whom YOU pay and who protects YOU from harm. The way you write so far, you will go under against every GC. This is not meant to be rude or personal.

Best regards

Billyfred

One general contractor explained the price to me as follows: He said that for the masons it doesn’t matter whether they are building 2 or 3 floors. The interior finishing is the same for the upper floors. The price of 342,000 is a fixed price. Without the extras already mentioned in previous posts. They have a contractually agreed construction start, fixed price guarantee, contractually agreed construction time, all the usual insurances... Maybe ytong is simply so cheap and quick to build and that’s why the costs are low? But as I said, we will get other offers as well. Let’s see where we stand.

Just these explanations alone scream an unrealistic price. Do you seriously believe him that the mason doesn’t care how many floors he builds? Basically 2 for the price of 1 (material costs nothing after all) – I’m somewhat astonished that one accepts such statements from the seller... Regarding the fixed price: yes, the price is fixed for what is offered – what is deliberately not offered you will pay for with expensive additional charges. On top of that come your extra requests.

And as 11ant already said: be glad to receive harsh criticism directly before you sink money.

I did not speak of harsh criticism (such criticism would probably relate to ideas or features of a draft), but rather of two imprudences in an unnecessary double pack: the imprudence of doing without an architect could also be committed individually; and the decision in favor of a general contractor (GU) is not per se imprudent, but only its implementation at a time when no tendering could have been done yet. The "planning" of a GU indentured servant has only two phases, I’ll call them "Karl" and "Heinz." I chose the names because they are two-part (where the hyphen is in Karl-Heinz, here stands the building permit) and because they do not correspond to the architect’s service phases: Karl is on the timeline of planning between service phases 3 and 4, while Heinz von Heiden is roughly somewhere between 4 and 5. A GU does not determine basics but only quantities and masses. For example ...

I have now also seen the difference "HAR" "Hauswirtschaftsraum,"

... I would be curious whether the offering GU has even noticed the keyword "HAR," that here the media come from two directions: I have not yet seen telephone, I suspect gas here without compulsory connection, but water comes from below and electricity apparently from above here. GUs do not plan such things; they "resolve" this by improvisation with Hilti and drywall once the facts stand before them. The "planning" of a GU is more accurately called "cost estimate construction" and "disposition."