Is the Massivhaus GU in Pforzheim/Enzkreis/Bretten recommended?

Hello forum,

after reading through the posts as a guest for several days, I have now registered to exchange ideas and ask questions for which there are no answers yet.

The member apparently has some experience in my region, but maybe also elsewhere: we want to build a solid single-family house in the northern Enz district. The design plans are finished, the plot is available, the financing is secured, and we have been asking several well-known companies for offers for over a year now. We are still looking for a recommendable solid house provider or general contractor who is reasonably affordable and reliable.

So far the following experiences:

- Fermo Ludwigsburg: about €120,000 more expensive than our budget, but no proper offer was made; they probably had no interest in a "normal house." Waiting time until construction start about 1-1.5 years.

- Viebrockhaus: about €70,000 more expensive than our budget, also no proper offer, only a cost estimate from the seller after reviewing the plans and documents. Since we want to build with gas heating and it also seems too expensive—Viebrockhaus does not install gas—it’s excluded.

- Schuckhardt Massivhaus Usingen: quite affordable offer, about €25,000 below budget, but one reads that they are probably just a "tenderer" looking for the cheapest subcontractor. Google reviews are generally quite good. However, since it is quite far away and there are no direct experience reports to read, he is initially not in the selection.

- Lipps Massivhaus Pforzheim: apparently a small regional construction supervisor, sends out tenders to partner companies and craftsmen, but there are no experience reports. We have been waiting for our offer after a rather good initial meeting for months and cannot reach them.

- Frank Tittel Wiernsheim: was advised against by acquaintances, is said to be significantly too expensive.

- U-Haus: was also advised against, they only build their aerated concrete system wall. Since we want Poroton or Liapor monolithic, he is not an option.

- Lechner Massivhaus: arrogant appearing sales in Fellbach. An offer was made, but price about €80,000 above budget and strange business conduct; one must drive 500 km to Bavaria to speak personally with the managing director about the final price. A look at the company’s financial figures shows an average corporate surplus of about 20-25% annually (others 7-12%), which explains the prices. That was the end of it.

- Schmid Bretten: family business, seems overloaded. Good initial meeting, but it takes ages until an offer comes because the also overloaded partner craftsmen apparently all first have to prepare their offers before an overall price can be reached. When something will come back is still unknown.

- Bauer Engelsbrand: family business, very nice advice by the junior boss. The first offer took 3 months after numerous reminders. But a lot was not right and missing. The revision took another 2.5 months, suddenly it was €50,000 more expensive but would be on the budget point. Unfortunately, it still did not correspond to the request. Verbally, however, everything was included. After another revision request to make it ready for signing, nothing came anymore, although it was promised. Call-back requests were ignored, it eventually fizzled out. An acquaintance who had built with him gave the label "sleeping pill," the construction dragged on for over 2 years despite the promised 10 months.

- Dürr Massivhaus: was once Town & Country representative, now own sales. Very nice salesman, but less technically competent. Still, there was an offer, but not as requested (e.g., no solid ceiling above the upper floor => it said "you don’t need that"). After begging and pleading, the offer was revised, but the things that Dürr does not like to build were extremely overpriced and some not in writing, only oral. For further commitment, a work contract should first be signed, then all details could be discussed in the planning meeting. The company insists on a bank guarantee from its customers despite confirmation of financing and proof of liquidity; I have never heard of this elsewhere. Price-wise on budget if you leave out the things Dürr does not like to offer. The gut feeling could not finally decide after a few negative experience reports.

- Town & Country Akoma: great sales consultant, but they could not offer our house as requested, only adapted to a Town & Country standard house. That was done and an offer made, but it was then €40,000 over budget and was no longer the requested house but smaller and with some open unresolved issues. It seems very difficult and exhausting to get anywhere there.

- HeinzFrey Bauunternehmung Kämpfelbach: family business, very structured advice. Offer took 7 weeks but a few trades were still open, only estimated. The total price was therefore about €50,000 over budget. The biggest drawback, however, was the waiting time until free capacities would be considered: earliest construction start in 11 months, construction time about 14 months.

I hope to give others a current insight with my experiences. And I hope that we will soon get to our house after all. We are grateful for tips and assessments!

The draft plans are finished,

... and the architect doesn't know any GCs?

So:

-12 companies
-5 too expensive (including Town & Country)
-1 exactly on budget (with fewer services)
-1 slightly under, but you hear they are low-cost providers
-the rest don’t want, can’t, or we are waiting.

So I don’t know, it’s difficult to say with so little information and I think for a third party that is probably why it’s not very helpful.
Based on the statistics, my gut feeling would be to ask whether all the companies are too expensive or if your expectations are a bit too ambitious.

But that’s just an impression from skimming through.

There is some truth to it, .

The total price was therefore about €50,000 over budget.

Architects are not exactly precision experts when it comes to estimating prices; fifty thousand can still be imprecise.
Since last night, I haven't had the time to look at the mentioned Pappenheimers – maybe more after that.

These ARE the general contractor proposals from the draft architect.. Well, maybe the budget estimate is a bit off, but then actually far off. We have 1000 m³ volume (square city villa with 2 full floors and hipped roof, attached double garage) and the budget purely for the construction was determined to be 550,000 euros plus ancillary costs of 40,000 plus outdoor facilities 40,000. That means the Town & Country offer was at a good 590,000 € (without being complete!) plus ancillary costs and outdoor facilities. The basement gets a heated hobby room and shower bath. The special feature is the more expensive brick (Poroton S9 with MW filling in 36.5) and a few soundproof windows in the bedrooms, otherwise everything is standard (sanitary Geberit Renova Plan, gas heating with solar thermal Viessmann, central ventilation system Viessmann, tiles 30x60 for 30 €/m² etc.). If this is the case, then market prices have once again developed disproportionately and we will have to swallow the bitter pill. Just hard to understand how others apparently can build incredible houses for significantly less money.

My wife and I faced the same question until recently. Which construction company best fits our expectations. After a long back and forth, we received a contact from a colleague. He had years of experience in the construction industry, could answer any question, and helped us find the right construction company. If I were to build a house again, I would do it exactly the same way.