House construction in Kassel (Northern Hesse)

Hello everyone,

we want to build a passive house next year. A passive house with a certificate from the Passivhaus Institut Darmstadt (passiv.de) is mandatory in the upcoming new development area (Passivhaussiedlung). The passive house is to be built solidly due to the well-known advantages. The building fair takes place in autumn and the plots will be between 500-800m[SUP]2[/SUP] in size (all with strong south orientation). The plots we favor are 500-600m[SUP]2[/SUP] in size.

Our passive house should offer 140-160m[SUP]2[/SUP] of living space on two floors. The whole thing without a basement and without large slopes.

In the last few days, I have searched a lot for partners for the house construction. However, all of them (Dümer Haus, Helma, Kampa, Favorit, Heinz von Heiden etc.) were basically ruled out after further research in the forum / internet. Unfortunately, I read a lot of negative things (I know that experiences reported on the internet tend to be negative) and when there was positive feedback about the companies, the respective person either only had 1-2 forum posts or a blog without an independent top-level domain and imprint. I don’t need to say more about that, right?

Can someone recommend good partners for house construction in Kassel (Northern Hesse)? We would be grateful for any recommendation / info. I would then like to inquire intensively about the companies. I slowly believe that you really can’t find decent companies where you can get everything from one source...

As an alternative, I read a super long and very high-quality post here in the forum on the topic of self-build with a selected architect. After searching for architects in Kassel, I found a selection who can also take over construction management and specialize in single-family homes / energy-saving planning / energy consulting. Is that an alternative? What distinguishes house construction with an architect (he supervises the construction work, writes the work, and chooses the appropriate companies with me) from the house construction partner companies mentioned above? What does an architect cost approximately for the entire construction project from beginning to end with an investment sum excluding land of about 220 TEUR?

Many thanks in advance.

Best regards
Sven.

Hello Sven,

we want to build a passive house next year. A passive house with certification from the Passive House Institute Darmstadt (passiv.de) is mandatory in the upcoming new development area (passive house settlement).

Really a "genuine" PH? Its definition nowadays is manifold ...

A passive house is a building in which a comfortable temperature can be achieved both in winter and summer without a separate heating or air conditioning system. It offers increased living comfort with a heating demand of less than 15 kWh/(m²a) and a primary energy demand including hot water and household electricity of under 120 kWh/(m²a). The passive house is a consistent further development of the low-energy house (NEH). Compared to the NEH, a passive house requires 80% less heating energy, and compared to a conventional building, over 90%. Converted into heating oil, a passive house uses less than 1.5 liters per square meter per year. This sensational saving is achieved by the passive house solely through its two basic principles: avoiding heat losses and optimizing free heat gains!

In the last few days, I have been searching extensively for partners for house construction. However, all (Dümer Haus, Helma, Kampa, Favorit, Heinz von Heiden, etc.) were basically excluded after further research in the forum / internet. Unfortunately, I read a lot of negative things (I know that experiences reported on the internet tend to be rather negative) and when there was positive feedback about the companies, the person behind it either had only 1-2 forum posts or a blog without an independent top-level domain and imprint. I don’t need to say more about that, do I?

Yes, I - and surely some other users here - would be interested in what led you to distance yourself from the above-mentioned providers?

I gradually believe that you really cannot find decent companies where you can get everything from a single source...

Then you should reconsider your search parameters; across the country, there are regionally excellent – smaller – construction companies that do a good job and therefore can live on recommendations for good reason. Just go to a new development area of your choice and ask the homeowners there about their experiences; I don’t know a single homeowner who would not give an honest answer – outside the reach of his/her salesperson/provider.

By the way, the quality of a construction project is also inextricably linked to the salesperson and their attitude towards the project; the same applies to an architect. If all parties dissolve after signing the contract for work, the construction project is usually doomed to fail.

As an alternative, I read here in the forum a very long and high-quality post about self-construction with a selected architect. After searching for architects in Kassel, I found a selection who can also take over construction management and specialize in single-family houses / energy-saving planning / energy consulting. Is this an alternative? What is the difference between building a house with an architect (he supervises the construction work, writes the work specifications, and selects appropriate companies with me) and building with partner companies like those mentioned above?

Basically, you choose an architect whenever time-intensive support is required; so the question is how many thousands of euros you as the builder are willing to invest. Furthermore, when the site conditions are difficult or in cases like yours, where experience with PH is required.

You should therefore look for an architect who has experience in the PH field – reference objects should not be a problem for him/her. Additionally, I would strongly recommend accompanying technical building equipment (TGA) planning; it is never more sensibly invested than in the area of PH. The TGA office should also be based in your immediate vicinity; online calculations have their limits where personal advice and control are required.

And – last but not least – I am against “mixed goods stores,” not even with architects. Get external construction management! If everyone involved in the construction project just does their job properly, the chances for an almost fault-free construction project are good. Just so you don’t misunderstand me: there is no faultlessly built single-family house, that’s a myth! The quality of the chosen provider/architect etc. is always shown in dealing with errors/problems. If everyone treats you as a partner on equal terms, your choice was right and at handover you will have a fault-free single-family house.

What does an architect cost approximately for the entire construction project from start to finish with an investment sum of about 220,000 euros excluding land?

A good 31,000 euros according to the fee schedule and with normal supervision by the architect.

Kind regards

Many thanks for the detailed information.

Really a "genuine" PH?

Yes, otherwise the security deposit of approximately 15-20 thousand euros per housing unit is withheld if the house is not a passive house (PHPP) -> no certificate from the Passive House Institute Darmstadt is received.

But me – and surely some users here as well – would be interested to know what made you decide against the above-mentioned providers?

Dümer Haus (insolvency -> new company):
https://www.hausbau-forum.de/threads/erfahrungsberichte-duemer-haus-gmbh.3063/

Then you should reconsider your search parameters; there are smaller regional builders nationwide who do excellent work and therefore can live off recommendations for a reason.

That is also my plan. I will rely on companies from our region. Because they most likely care much more than, for example, the Helma Eigenheimbau AG does, if a project turns out disappointing. With Helma – active throughout Germany – it is not quite so tragic. But as you already said, the reputation is enormously important for smaller local construction companies to secure their existence.

Just go to a new development area of your choice and ask the builders there about their respective experiences;

Good idea, if I weren’t so shy. Unfortunately, the two development areas before (last 2-5 years) are all no passive houses. I would have to check which builder is also experienced in passive houses.

Furthermore, I would strongly recommend accompanying technical building equipment planning; it is nowhere as well invested as in the field of PH.

Can’t an architect who knows about PH handle that?

And – last but not least – I am not a fan of “general stores”; not even with architects.

I recently found an interesting architect who also quite openly advertises construction management on the website. I thought that would generally be sensible if the architect is always directly on site. Have you had many negative experiences with an architect including construction management?

Good 31 thousand euros according to the fee schedule and with normal supervision by the architect.

That’s quite a figure! I thought I could budget this item with 10-15 thousand euros.

Thanks anyway for the good tips.

In general, I am wondering with what costs I should plan for the PH. Because when I soon have the first info appointment with my bank advisor, I would like to discuss a ballpark figure with her.

How can I come up with an approximate total? The incidental construction costs are known to me (thanks for your list). And how do I calculate the rest (especially the almost unknown – the PH)?

[*]“Normal” houses cost turnkey with us depending on the equipment about 1,200-1,400 EUR per m[SUP]2[/SUP]. If I apply a low m[SUP]2[/SUP] price (1,200 EUR), since we will do flooring and partly bathrooms ourselves, and multiply by 140 m[SUP]2[/SUP], I end up at 168 thousand euros.
[*]According to information from the municipality (10%) and the internet (5-15%), the additional costs for passive houses amount to around 10%. That adds another 18 thousand euros, generously rounded up to 190 thousand euros.
[*]The plot price for 550 m[SUP]2[/SUP] is about 60 thousand euros (including surveying costs, development costs for road construction, sewer construction, water pipeline construction in the public area, and house connection costs for sewer and water up to 1 m behind the plot boundary). Finally, a 100% plannable figure!
[*]I have a minimum of 30 thousand euros in cash equity. Maybe also just under 40 thousand euros.

Could a loan amount of 260 thousand euros (equity already deducted) be realistic? So that everything together costs 290-300 thousand euros?

Best regards
Sven.

Hello,

... A passive house with a certificate from the Passive House Institute Darmstadt (passiv.de) is mandatory in the upcoming new development area (passive house settlement).

Oh dear, economic viability is clearly not an issue for the builder here!

... I am slowly starting to believe that you really cannot find any decent companies where you can get everything from a single source...

Correct!

... and have specialized in single-family homes / energy-saving planning / energy consulting. Is that an alternative?

That could very well be the case, provided that an independent MEP planner is involved here.

... What distinguishes building a house with an architect (he supervises the construction work, writes the tasks and selects appropriate companies with me) from building with partner companies as mentioned above?

The general contractor/general planner is primarily interested only in the signature
Anyone who lets themselves be tied to a "certified" PH when selecting the construction site must also live with the economically sustainable consequences

Best regards

Oh dear, economic efficiency is apparently no issue for the builder here! Whoever allows themselves to be restricted by a "certified" PH when selecting the construction site must also live with the economically lasting consequences

Could you please comment on this in more detail?

Hello Sven,

Helma (up to five construction managers, slow defect rectification, etc.) Just search here in the forum for the other providers, there is plenty of information...

Helma, for example, currently builds 500 houses a year, so it is "normal" that there are occasionally dissatisfied builders - characters do not always match and the provider is not always solely to blame.

Favorit works with a licensing system; it crucially depends on the executing BU and the seller, because this provider only sells the BB and BU system.

There is really enough input about the rest of the providers you mentioned. I could have given your answer myself, but then I am often seen/insulted as a "nest fouler" or "bad" competitor; if the answer comes from an "unbiased" party, this problem does not arise.

Can't an architect who knows about PH handle this?

"Knowing about it" is not enough; any work is only good if it is done daily and appropriate further training is taken!

Have you had many negative experiences with an architect including construction management?

I have mainly experienced that they get bogged down; this is inevitable when you consider that if an architect also does the construction management, he can hardly seriously supervise more than 5 construction projects in parallel. But he can’t live on that with 10-12 months of supervision - especially if he has employees; so planning and building permits are added.

We now handle it so that we have a creative architect for the design planning up to the building permit and an architect who provides construction management for the construction project where the builders want to tender and award all trades individually on their own.

It is my firm conviction that everyone involved in construction should only do what they do best - because then everyone works toward a result that builders like to recommend! Sales should advise and sell, the architect should plan budget-consciously and submit the building permit, the BU should build, and the construction manager should supervise. The same applies to financing; we have been working with an independent financing broker for years here. There are many so-called advisors today who carry a true all-in-one offer - in the end, they do neither one thing nor the other really well ... only the business card looks good.

Generally, however, I wonder what costs I have to plan for the PH. Because when I soon have the first info appointment with my bank advisor, I would like to discuss a rough figure with her. How do I arrive at an approximate sum?

Wrong way!

A good - preferably bank-independent - advisor - of course also a female advisor - can tell you, without any contract and only based on your personal situation, what amount you can have under which conditions - e.g., also grants. This is the most comfortable situation of all: you know what you can afford and can calmly decide what you want to spend!

I cannot give you a price here, not even roughly. For that, I would need to know how and with what material the house is to be built, how the PH standard is to be achieved, etc.; there are infinite ways to Rome.

Get the appointment with your advisor over with and let 3, max 5 providers prepare an offer. You discard the cheapest and the most expensive offer into folder "P" and then you can bring the rest back here with the corresponding information for discussion.

So all together costs 290-300 TEUR?

I rather suspect that the last number is a minimum alone planned for 150 sqm living space.

Kind regards