House planning, offer, financing, fixed price

Yes, we are currently trying to figure it out (rough estimate)

I don’t understand that. A general contractor (GU) is by definition a company that sells you a piece of a house at a clearly agreed fixed price upfront. All extras that you buy afterwards are normally not necessary. What is missing in the GU house is always listed in the construction specification or it is mentioned what is included, and the rest you have to organize or book yourself. What is included in your house price offer you should know inside out with your company, which you have at least already signed with (not every socket, but you should at least know whether the walls upstairs are solid and/or what kinds of floors are inside, etc.).

Since you apparently can’t be bothered to search here:
Costs for the house:
- Land amount 0, since it is already available and paid off
- House price from the GU, the amount of which must have necessarily come up at signing
- 40,000€ ancillary building costs, which include supply lines, sewage, various authority fees, surveying here and there, 2-3 small additional costs, soil report, building surveyor, etc.
- Sum x for additional earthwork costs, depending on what ground conditions you have. With a basement this, of course, becomes an even bigger mixed bag, especially if a waterproof concrete shell ("white tub") suddenly becomes necessary. With 10,000€ you are certainly covered here. You could shift extras after the earthworks and if it gets more expensive, save afterward on extras.

- Extras, which nearly always arise depending on the construction specification. Here are some examples with approximate sizes, although prices fluctuate and may or may not already be included by the GU (scaled to 125 sqm since we have the same number of sqm):

- Underfloor heating 4,000€
- Solar on the roof 4,000€
- Door wing covering front door with fingerprint and a bit of fancy stuff 5,000€
- Additional window costs for more security ++ warm edge 1,500€
- Ventilation system 10,000€
- Wall and floor work (where no tiles are included in the price) 10,000€ (simple execution with floor covering ~20€/sqm)
- Additional electrical costs for a handful of LAN and cable/coax, a hefty bunch more sockets, a few more switches 5,000€
- Fireplace + chimney 10,000€ (+1,500€ pressure monitor if with ventilation system)
- Stairs from clear beech to lacquered and a bit prettier with thicker posts 2,500€+
- Bathroom, depending on mood and desires easily 10,000€. At least one shower door (almost 1,000€). You should clarify here whether and what you want to change at all. Changing from 90x90 to 100x100 shower costs about 250€ extra, a bigger bathtub quickly goes up to 700-1,000€ or into the thousands for corner models

etc...

I still don’t understand how you could have already signed when you don’t even know what the GU wants to take off your hands. That makes absolutely no sense.

We also first signed the house contract and then the loan agreement (but we had already informed ourselves beforehand). We also submitted a financing confirmation to our house builder, which was only given to us by the bank after the corresponding mortgage was registered (this takes a few weeks). You simply have to estimate the amount of the loan. You know the construction service description and roughly know where you need to spend more, for example bathrooms, different stairs, sockets, fireplaces, doors, better windows, front door, etc. You must not underestimate the ancillary construction costs. So you really have to estimate your loan amount by trying to think of everything.

Best regards
Sabine

Yes, that's exactly how we are doing it too, in writing you are expressing exactly what I feel.

The fact is that we misunderstood the topic at the point we were at because of the word "Finanzierungsbescheinigung" (financing certificate). As I already wrote above, if our general contractor had said we now need to take care of the financing or the loan, we would have understood it better. But this is often the case when people "get into a fight," mostly due to misinterpretations or what are also called misunderstandings.


I think you misunderstood my thread.

Quote:
"a house according to the construction service description" you already have. And now you are adding the additional costs for extras on top.

Yes, we are currently trying to estimate (roughly)

My answer referred to the additional costs in general, certainly 2-3 extras but it is mainly about other additional costs that I still have to clarify now. For example: soakaway, cistern, removal of excavated soil, general incidental costs for the construction, etc.

- House price from the general contractor, the amount of which must have inevitably already appeared at the time of signing

Yes, I was under the impression that a cost estimate I mentioned automatically includes that I already know our target figure.

with a basement it naturally becomes an even bigger "magic bag," especially if suddenly a "white tank" (waterproof concrete basement) is required. With €10,000 you are certainly already included here.

Here too I wrote that the waterproof basement was deliberately planned by us as a worst-case scenario and is also included in the cost estimate.

- Underfloor heating €4,000

Also included.

- Wall work + floor work (where no tiles are included in the price)

Except for tiling in bathrooms and utility room, a point not included in the cost estimate as we will do this ourselves. (I would be stupid not to with my profession)

- Staircase from clear lacquered beech and a bit prettier and thicker posts

Also included in the price but there might actually be additional costs here as we cannot do the selection yet.

Most of the items on your list either do not apply to us or only a little. Bathroom costs will only be minor because, as I also wrote, we will carefully weigh the cost-benefit factor and if necessary tackle such things later (at the latest in retirement).

I still don't understand how you could already have signed when you don't even know what the general contractor wants to charge you. That makes no sense at all.

But basically we do know because I wrote that we have a cost estimate. In my imagination, the picture was that we get a fully planned house (also with the 2-3 extras) at a fixed price. Not just a house plan and of course what we know will be included in the house. I was simply missing the "detailed planning" and I was also not aware that this is the order in solid construction (according to the construction expert).
Here too the devil of my misinterpretation was in the detail (how fitting).

Now we are a bit wiser again and I thank you for all the answers.

Best regards
Almifosa

Depending on how good the standard is in the construction service description, depending on how sparing you want to be with the sample selection, this can really hit hard again. And depending on the general contractor, there are also "hidden" costs that they try to push through during the construction phase. For example, if the heating suddenly needs to be moved 1 meter to the left and supposedly causes additional costs of 2000€. Or if you suddenly realize during the construction phase that you can’t get the house connections into the house without overbuilding the lines and you have to improvise, which of course causes costs again. Or if the chimney can’t get an upper cleaning opening in the attic because it is supposedly too low there and you need a roof hatch (of course extra cost). There are a whole range of great surcharges without any added value.

The bank will very likely want a cost breakdown from you. So if you go to the bank, you should consider how and where the money will disappear in the calculations.

Also think about the outdoor area, which with a carport and driveway can easily cost €25,000+.

Thanks Payday, that’s exactly what we’re trying to do now in our rough-and-ready story

I just thought I’d do some sampling and then have a clear fixed price.... well, that almost would have been too good to be true

Because we’ve been reading smart and searching and googling for what feels like 2 years now. Still, you always reach a point where you suddenly wonder.
So for now, everything is relaxed again (well, at least to some extent :confused after all, you’re tied up with it for at least a quarter of your life. (Probably still optimistically calculated)

Do you mean the additional construction costs? Enter the keyword in our search at the top right, because we have a pinned thread in the Baukosten forum that deals exclusively with these costs. But don’t underestimate the extras that you and also the BU haven’t included in their KVA (Kaffeevollautomat????).

Regards