Funding feasible or realistic

If the development plan also requires a gable roof on the garage, that needs to be done too...

On the topic of lamps: to my knowledge, they are not included in the house price. You can spend €19.99 on a lamp or, because it should be something special in the living room, also €500 or more. That means: for everything I like to call nice little things (decorations, curtains, rugs, lamps, furniture, etc.), a separate budget ultimately has to be planned. This will usually not be affordable through the loan.

I really think it’s great that you are starting to inform yourselves early! But without the plot of land it’s simply difficult. Are you changing the floor plan? Then the later furnishing might also change. And suddenly you might need a few sockets elsewhere or more...

If the development plan then also requires a gable roof on the garage, that has to be done too...

On the topic of lamps: to my knowledge, they are not included in the house price. You can spend €19.99 on a lamp or, because it should be something special in the living room, €500 and more. Meaning: for everything I like to call little nice things (decorations, curtains, carpets, lamps, furniture, etc.) you ultimately have to plan a separate budget. This is usually not affordable via the loan.

I really think it’s good that you start informing yourselves early! But without land it’s just difficult. You change the floor plan? Then the later furnishing might also change. And suddenly you might need a few sockets elsewhere or more...

Hey Maria,

I’m also thankful for your hints, but you seem to project all the cliché mistakes one hears about onto us.

To clarify again:
- We are aware that the land will influence the entire project, whether positively or rather negatively
- No, we will not sign anything beforehand, and no one demanded that either
- Yes, you’re right, the "little nice things" are not financed, we neither mentioned nor intended that anywhere...
My question was more about where the difference of the said €100-150k comes from.

Please don’t misunderstand, we appreciate every little advice, but please don’t interpret all beginner mistakes into my statements that were not even related to the topic.

I’m well aware what should and shouldn’t be financed... and which factor might possibly influence what (at least regarding the big factors like development plan).

The topic here was originally about the feasibility of financing and not whether the assumed price is nonsense or not.

So far, only a few sensible arguments have come in about where the alleged extra costs on the house are hidden.

An interjection like “that’s easily €150k too little” only helps me if it’s explained or at least roughly outlined.

Nevertheless, many thanks again at this point to everyone who participates so actively.

By the way, an appointment with the financer (Interhyp/Dr. Klein/house bank) is coming up soon to get an assessment of the financial aspect.

Regarding the extra costs, I will discuss it with the advisor from the house building company at the next appointment.

Best regards
Bram

Ok, then I'll give you some pointers on where problems could lie. Mind you, I don't know your Sonnenschein offer.

- Civil engineering works: For prefab house providers, the civil engineering works usually stop somewhere at 40cm depth. Topsoil is 10-30cm, so it is rather just pushing the soil aside and not civil engineering. Deeper because of poor soil is generously compensated up to five figures. Not uncommon. Happens very often.
- Then the question arises what happens with the excavation. Landfill is generously compensated too. Here also five-figure sums are no rarity.
- Both positions depend on the terrain and soil quality. I'm not talking about soil contaminated with oil or only rock prevailing. It's enough if organic material like roots or even gravel from development is present in the excavation.
- Easily €20k and more can be hidden in these two positions. Which your general contractor does not cover.
- Is the foundation slab included at all?
- Is the construction site setup included?
- Is the construction road included?
- How about drainage? Is it included? Do you need 1 or 2 inspection shafts? Or even a cistern +€10k with piping. But that doesn't mean that gutters and downpipes are connected.
- Steel is initially calculated at a flat rate. Meaning after statics you can face a big additional charge. A heavy four-figure sum.
- The house plinth is usually not included.
- The stair landing isn't either.
- Anthracite windows with general contractor surcharge. Again, hefty.
- On the topic of additional requests: The construction service descriptions (electrical) always list too few sockets, switches, and lighting points, both inside and outside. If you now think such a dumb socket only costs 10-15€, that may be true. But every single socket will cost you €50 or more. That is called general contractor surcharge and it runs through the whole trade. Suddenly there's +€3k without a satellite system.
On the topic of sanitary: A double washbasin with cabinet will then cost you €2-3k and you wonder what for? So you think you're clever and leave out the washbasin, but then you get only €300 credited and have to sign that the bathroom is excluded from warranty.
- You like large format tiles: Everything bigger than 30x60 or 30x30. General contractor surcharge €20 net per sqm on usual tile laying. If it goes badly, you don’t like the standard tiles and want others. Suddenly you have to pay €60 per sqm tile, but that they’re not more expensive but just nicer doesn’t interest the general contractor.
Really bad if you didn't understand the development plan. Only light grey bricks are allowed then. And you thought, well, a slate grey should probably go through. So bricks are ordered, lying at the site, and the building authority says they may not be installed. Then you think well, we’ll just switch to lighter bricks at no extra cost! What happens? The general contractor wants a flat rate of €3k and the old ones must also be paid for (happened to my neighbor). The funny thing is the costs in equity are only €1500 net.
And this happens with all changes that occur after a certain point, because you changed your mind or the conditions changed. A general contractor the cheaper, the worse will fleece you at every deviation from the construction service description down to your underwear.

Did I forget anything?

Ok, then I’ll give you some pointers where problems could lie. Mind you, I don’t know your Sonnenschein offer.

- Civil engineering works: With prefabricated building providers, civil engineering work usually stops somewhere at 40cm depth. Topsoil is 10-30cm, so it’s more about just scraping off the soil and not real civil engineering. Deeper because of poor soil is handsomely compensated up to five figures. Not uncommon. Happens very often.
- Then the question arises what happens with the excavated material. Landfill is handsomely compensated too. Here also five figures are not unusual.
- Both positions depend on the terrain and soil quality. I am not talking about soil contaminated with oil or mostly rock. It is enough if organic material like roots or gravel from development are present in the excavation.
- In these two positions, easily €20k and more can hide. Which your general contractor does not cover.
- Is the foundation slab included at all?
- Is the construction site setup included?
- Is the construction road included?
- How about drainage? Is that included? Do you need 1 or 2 inspection shafts? Or even a cistern +€10k with piping. But that by no means means that gutters and downpipes are connected.
- With steel, flat rates are calculated at the beginning. After the structural calculation, you might face a big additional charge. A big four-digit sum.
- The house plinth is usually not included
- The stair landing neither
- Windows in anthracite with a GC surcharge. Again handsomely priced.
- Topic upgrades: In the description of services (electrical), there are always too few sockets, switches, light points included, both inside and outside. If you now think such a stupid socket only costs €10-15, that might be true. But each individual socket will cost you €50 and more. That is called a GC surcharge and it runs through the entire trade. Suddenly it says +€3k without satellite system.
Topic plumbing: A double washbasin with cabinet then costs you €2-3k and you wonder why? So you think, I’m clever and we leave out the washbasin, but then you only get credited €300 and have to sign that the bathroom is excluded from the warranty.
- You like large format tiles: everything bigger than 30x60 or 30x30. GC surcharge €20 net per sqm on usual tile laying. If unlucky, you don’t like the standard tiles and want others. Suddenly you have to pay €60 per sqm for tiles, but the GC doesn’t care that they are not more expensive, just nicer.

It gets really bad if you don’t understand the development plan. Only light gray bricks are allowed. And you thought, well, a slate gray will probably go through. So bricks are ordered, ready at the construction site, and the building authority says they cannot be used. You then think ok, we will swap to lighter bricks at no extra cost! What happens? The GC wants a fee of €3k and the old ones have to be paid for as well (happened to my neighbor). Funny thing is the costs in equity are only €1,500 net.
And that happens with all changes that come up after a certain point because you changed your mind or the conditions changed. The cheaper a GC is, the worse it will rip you off on every deviation from the description of services down to your underwear.

Did I forget anything?

Hey zaba,
exactly such statements and hints are what I meant, many thanks for the advice and naming possible pitfalls

More of that please...
Best regards, Bram

My question was more about where the difference of the mentioned 100-150k€ comes from.

In quality and construction service descriptions, which include a lot of owner-performed work or are very incomplete. The gaps are not obvious unless you have expertise.

Did I forget anything?

Yes, for example the plaster. Standard plaster starts to get algae in the 5th year. Better plaster like mineral plaster is several thousand euros more expensive.
Tiles only up to 20€/sqm, larger format not included, must be paid extra.
Bathroom moldings not included, baseboards not included, many things are optional that would be taken for granted by a homeowner.
Rainwater cistern, etc....
You don’t have to worry about exterior lights, because there are simply only those at the entrance.

Town & Country builds cheaply. Nothing more and nothing less. It is a franchise company where you don’t know to what extent the construction company delivers quality.
Aerated concrete shrinks when it gets wet.

Shower enclosures are also not included in the turnkey package. They are another 2-3k€ with the general contractor surcharge, possibly more.

So the missing 80-100k€ already add up as you hopefully just noticed.