General contractor / prefabricated house provider with an existing BG (HOAI Phase 4)

Hello dear house building experts,

we would like to find the right partner for building our house after obtaining a building permit.

Background:
My wife and I have purchased a plot of land and initially were looking for a general contractor or a prefabricated house provider who can offer us a move-in ready house at a fixed price. This is important to us because we have had many negative experiences with price explosions during construction with architects among our acquaintances.

However, the companies we spoke to (and there were quite a few) could not address our requirements and the particularities of the plot in enough detail, at least not before signing the construction contract.

Our plot offers some special features, such as a narrow building window (tapering), a tightly defined floor area ratio/GFA, slight height offset in length and width (about 1 m), 2 parking spaces to be built, ...and more. In our opinion, ancillary facilities such as garages, carports, storage rooms, parking spaces, driveways, etc. must already be planned at the beginning, as these also have an impact on the actual house. At the latest with the ancillary facilities, all providers referred to their own architectural services, which, as mentioned, only exist after signing.

Since we do not want to rely on a satisfactory solution actually being found then, we have now come to the conclusion to work together with a local architect. He knows the local conditions perfectly, has already planned another house in the new development area, and knows how to exploit the building permit accordingly because he maintains good contacts with the authorities.

After HOAI phase 4, i.e., after the building permit is granted, we would like to have the corresponding design implemented. This is absolutely fine with the architect. He has successfully done this several times before.

In your opinion, which providers would be most suitable in this case? We are not looking for the cheapest, but definitely a reliable, experienced partner with good value for money.

Thank you very much for your opinions and support

what is one supposed to say there without a plan?

who can offer us a move-in ready house at a fixed price. This is important to us because many of our acquaintances have had negative experiences with price explosions during construction with architects.

Then the acquaintances must have done something wrong, and you apparently want to do the same: namely not to tender the planning architect and let him also manage the construction. Incidentally, NRW is large – as several prime ministers have had to painfully realize, it ranges from NR to W – so you would have to specify more precisely where you want us to help you search. But my royal road would clearly be as stated above.

What helped us tremendously, even though it's not for everyone, were Polish house catalogs. They are available at kiosks near the border. About 200-300 projects of all kinds. Costs are around 2-3 euros. We picked a project from there and worked our way along until it eventually became perfect for us. This project was also continuously improved by construction companies we contacted.

We picked a project from it and worked our way through it until it eventually became perfect for us.

He is not looking for a draft but for a general contractor (!), whom he could actually have the architects propose, right?

He is not looking for a draft but for a general contractor (!), whom he could actually have the architects propose, right?

And why do you have to shout? :-) Then I misunderstood him...