Land purchase > Architect draft > Tender > Construction

Hello,

That is why I thought about having a soil survey done after purchasing the plot and then commissioning an architect with the preliminary and design planning according to HOAI. With the tender documents, I would then like to find a construction company (possibly with support from the architect). (I have often done tenders, bid comparisons, and price negotiations professionally, so I trust myself with that).

That is one possible way and not unusual. There are quite a few clients who feel better supported by an architect when planning the layout of their house.

Regarding the subject of "tender documents," it works as has aptly described it. In my opinion, you will not find a general contractor (GC)/general builder (GB) who can or will adapt their equipment in every detail to your tender.

I would prefer not to separate the individual trades. The only thing I could imagine would possibly be to award the basement separately. Otherwise, the house should be handed over more or less turnkey (except for laying the floor and painting).

That will not work either. If you want to commission a GC/GB with the entire project and the house is to be built in solid construction, the contractor will not be happy if the basement is excluded from the scope. I would not agree to that either, as it would inevitably lead to trouble in the event of warranty claims.

So you first have to clarify for yourself how much you want to be involved in the matter or if that is important to you. If yes, building a house through an architect is certainly a good choice for you. Of course, this also means awarding individual trades and trusting the appointed architect.

Rhenish regards

Yes, if you want to decide for yourselves which construction techniques (Which stone? Which insulating material? Ventilation system on or in concrete ceiling?) are used and which makes and brands are chosen (basement company, heating, ventilation, windows, front door, ...), you must build with an architect and individual contracts, because the construction company will not deviate from certain concepts that have been tested and proven for the construction company. Equipment wishes like the ones I mentioned should be able to be fulfilled by all construction companies.

And if everything comes from one source, the advantage is that a single company alone bears the responsibility and can be held accountable if necessary. If there is also an external building inspector involved (who can also advise you in choosing the construction company), you are very well protected.

I don't necessarily want to decide everything myself. Honestly, I don't care about the wall material, insulation material, or exactly how the ventilation system is installed. What matters to me is only that I don't get ripped off on the individual prices. At the moment, I have that feeling with an offer where a basement usable as living space (without soil survey, without tiles and screed) costs a flat rate of €80,000. I can probably get that significantly cheaper from construction companies specialized in this, although of course I realize that these companies also charge (are allowed to charge) for warranty coverage and handling. However, the offer comes entirely from one source.

In the next few weeks, I will simply have several more conversations and then decide which direction to take. For example, colleagues of mine planned with a general contractor (GU) who works without an architect. He creates the plans together with a structural engineer and energy consultant. Certainly also a concept worth considering.

The only important thing for me is that I am not being taken advantage of with the individual prices.

For that, you would first have to know what can be considered a "normal" price. Often, statements like these overlook that not only labor costs and profit margins are added to a product "x," but also a surcharge for the warranty period.

I currently have that feeling with an offer where a basement usable as living space (without soil survey, without tiles and screed) costs a flat rate of €80,000. I will probably get that significantly cheaper from construction companies that specialize in this ...

Significantly cheaper, if other offers are in the same price range? Probably not; certainly not significantly.

In the next few weeks I will simply have several more talks and then decide in which direction this is going.

That is in my opinion a good decision! Rhineland regards

It is clear to me that surcharges apply for warranties and effort. However, they usually lie at around 15% (at least in the industry I work in). Let it be 20% for a basement, then I would be somewhere around €60,000, which I would consider acceptable. (I roughly come to this price with other companies as well according to initial info – always assuming there are no "special features" with the floor).