List of incidental construction costs. More expensive "on the builder's side"?

A friendly hello to everyone,

Here I am posting my list of incidental construction costs actually incurred when building a single-family house in NRW. Costs can vary locally, so only approximate values are listed.

I gladly encourage ongoing project owners or already proud homeowners to add further costs to this thread up to the final occupancy of the single-family house – for example, costs for wallpaper, flooring, outdoor facilities, and/or lamps, etc. This list is visible at the beginning in the corresponding subforum and will be "recorded" there.

I also welcome the listing of incidental construction costs from other federal states. The HBF is read nationwide for information purposes and to be used for construction preparation as well as experience exchange. This way, over time largely reliable values can be compiled for consideration in construction financing – visible to everyone.

Thank you very much!



Typical incidental construction costs that should be considered in every house building/financing calculation:


1. Land

- 6.5% real estate transfer tax – varies by municipality
- possible broker fees, approx. 3.57% of the land price – varies by municipality
- approx. 2% notary fees, calculated from the land price
3 x entry in the land register (1st priority notice of assignment, 2nd transfer of ownership,
3rd entry of the land charge)

2. Financing

- possible advisory/closing costs for financing, approx. 1.5% of the total loan amount
- approx. 0.25% commitment interest, based on the loan amount

3. Construction preparation

- approx. €2,800–€3,200 surveying services (qualified site plans / height survey /
staking out / building survey)
- provision of connections for construction water / construction power, approx. €6.00–€8.00 daily rental for standpipe, approx. €300.00 rental for construction power meter plus consumption
- fees (for house number, drainage permit, building permit), approx. €1,000–€1,500, varies by municipality
- builders liability insurance approx. €80–€150/year, depending on the insurance company

3. Earthworks

- soil analysis (chemical report) of excess soil to determine the landfill, approx. €1,000
- removal of excess soil (normal soil conditions) for basement, approx. €1,500
- internal infrastructure (sewage/rainwater pipes), approx. €2,500 depending on pipe route
- inspection shafts, soakaway or infiltration shaft, approx. €1,900–€2,200
- reserve for foundation-related incidental costs approx. €8,000 for soil replacement and/or similar

4. Utility connection costs

- electricity/gas/water/telecommunications, connection to the sewer system, approx. €8,000–€8,500 – varies by municipality

5. Fees

- acceptance of the drainage pipe, approx. €150 – varies by municipality
- chimney sweep (inspection of chimney / gas system – note the fee is charged twice), approx. €200 – varies by municipality
- cadastral office (transfer of surveyor’s data to the property map), approx. €150 – varies by municipality


Total approx. €40,000.00

This list does not yet include the necessary funds for flooring, painting work, or outdoor facilities!



Edit:
Amount of real estate transfer tax and total adjusted on 10.04.15

Edit 18.06.15:
Position 3. Earthworks expanded by the costs of the increasingly required chemical report by landfills.


Best regards from the Rhineland

Using the example of Berlin, the average costs are as follows. I separate between acquisition, financing, and incidental construction costs, using the example of purchase through a home-building company, house approximately 140 sqm, plot about 600 sqm:

Acquisition costs (based on the plot. Purchase price)
- Real estate transfer tax: 6.0%
- Broker: 7.14%
- Notary costs, registrations: 2.0%

Financing costs (based on the loan amount)
- Loan brokerage fee: 1.5%
- Commitment interest (often from the 6th month): 0.25%
- Double burden rent, assumed one month: 1,000€

Incidental construction costs (approximate values)
- Surveyor: 5,000€
- Site preparation, demolition, tree felling, etc.: 3,000€
- Architectural and engineering services (included with some providers): 3,000 - 6,000€
- In Brandenburg additionally structural engineering check(!): 1,500€
- Official fees: 1,000€
- Earthworks for foundation slab: 2,500€
- Alternatively, earthworks for basement: 6,000 - 8,000€
- Application(!) for construction electricity: 800€
- Application(!) for construction water: 800€
- Consumption of construction electricity / construction water: 1,000€
- Installation of house supply and disposal connections: 15,000€
- Construction of sidewalk crossing: 500€
- Preparation of crane site, construction road, access route: approx. 500€
- Soil survey: 800€
- Insurances: 150€
- Construction site container and WC (often included)
- Outdoor facilities, fencing, access, terraces, plantings, etc.: 8,000€
- Topping-out ceremony: 300€

Other costs (approximate values)
- Reserves, contingency for unforeseen events / changes: 10,000€
- Materials for own work, painting, tiles, floor coverings: 7,000€
- For own work relatives / friends, registration *Berufsgenossenschaft, depending on effort: 500€
- Purchase of tools, machines: 500 - 1,000€
- Purchase of new furniture: ?
- Kitchen (in many cases not included): 5,000 - 10,000€
- Trips to the construction site, inspections, preliminary talks, model home parks, etc.: 300€
- Phone calls, correspondence: 100€
- Possible expert appraiser: 2,000 - 3,000€
- Other fees: 500€
- Moving costs: 1,000€

[I]*Every year several hundred accidents occur in Germany during non-professional construction work, some with fatal outcomes. Many accidents result in severe consequences, such as paraplegia or traumatic brain injuries, and those affected must be cared for over years or even for life. All helpers, such as colleagues, friends, acquaintances, relatives, and neighbors, are insured with BG BAU, even if they only work temporarily. There is only one exception for short-term voluntary services between relatives. Another exception: if all helpers together have helped for no longer than 40 hours – the collective weekly working time in the main construction trade. In such cases, the helpers are insured by the public accident insurance institutions. Source: Bau BG[/I]

This list does not claim to be complete; existing values are guidelines that can differ and may vary significantly depending on the federal state and provider – even within Berlin.

Regards kosan

Construction costs in Lower Saxony:

I have recorded almost all construction costs on my blog.
In doing so, I have also documented the "small" ancillary costs, which altogether amount to a very large - mostly uncalculated - sum.
But see for yourself:
To give those interested in building an idea of the costs the wise expect, and the clueless must expect:

Additional construction costs:

Notary land contract.......................€453
Site plans................................................€183
Notary mortgage deed.......................€454
Tax office real estate transfer tax.......€3037
District court land register entry..........€104
District court land register....................€1025
Soil survey...............................................€655
Building permit.........................................€634
Water supply association.......................€1926
Electrician construction power box........€388
Plumber water meter/construction water..€257
Provision interest KfW124............................€8
Private builders association.......................€90
Update foundation slab according to survey...€3800
House surveying......................................€584
Earthworks (45cm topsoil etc.)..................€3053
Provision interest KfW124...........................€124
Approx. 100 m3 topsoil removal.................€1800
Construction power, partial payment.........€100
Building control expert..............................€370
Provision interest......................................€260
Construction water, partial payment............€390
Provision interest........................................€180
Rental dehumidifier, 2 weeks........................€230
Rainwater and sewage shaft..................€3000
Gas connection.........................................€1500
Civil engineer, connections........................€510
Supplementary approval, garage...............€90
Power supplier..........................................€1140
Rainwater drainage and courtyard gravel..€3300
Garage, HT pipes rainwater..........................€65
Telekom........................................................€400
Courtyard graveling, house edging........from €3000 (without top material)
Terrace covering........................................from €2000 (without top material)

Additional costs may arise individually as "surprises,"
for example, we are still waiting for the chimney sweep invoice (inspection) after two months.

Also, the items construction power and water, as well as provision interest, appeared multiple times
(I lost track...)

Interior upgrades (gross prices, surcharges on the construction work description, depending on craftsmen):

Garage: sectional door in anthracite.........€1250
Window opening in storage room.................€65
2nd frost-proof outdoor faucet....................€370
Drywall, special services............................€1000
Pre-wall installations bathroom..................€1200
Bathtub, 180 x 80 + installation...............€1000
Heating pedestal..........................................€110
One recessed spotlight including installation........€40
Built-in radio including mounting.........................€200
One socket..................................................€28
SAT dish including installation........................€650
Toilet without rim........................................€120
Shower thermostat......................................€220
Shower drain + installation.............................€560
Installation of washbasin countertop.................€50
Aluminum carport.............................................€3000
...
...

Miscellaneous:

Topping-out ceremony......................................€500
Green manure....................................................€25
Pickaxe................................................................€20
Household insurance for storage......................€30
Ladder (for chimney sweep)..............................€80
Wheelbarrow....................................................€75
Cable drum (always needed)............................€70
Fan heater........................................................€40
Drill bit for external thermal insulation system (ETICS).....€15
Industrial vacuum cleaner, rent/day................€20
Moving company, storage................................€1200
Moving company...............................................€1400
Various tips.....................................................€300
Fuel costs or a new car
Lawn mower
..
..
Purchases that (not always) are necessary:

Mailbox.....................................................€120
House number (incl. ancillary costs)....................€43
Utility room cabinets (Ikea)................................€600
2 outdoor lights, up/down......................................€100
Interior lights of choice, from €50 each per living room
Interior lights of choice, from €20 each per secondary room
Light bulbs (LED approx. €10 each)
Pedestals for washing machine + dryer........................€160
Bathroom mirror................................................€300
Pleated blinds for 2 window bands....................€500
..
..
..
Material costs of own work:

Floor coverings of choice (sqm + 10-20% waste)
Carpet adhesive, primer, filler for screed, baseboards, etc., plan for about 1/4 of the surface covering (parquet adhesive is considerably more expensive!)
Various special dowels (basic equipment for moving in).............€50
Paint, specialty store + tools...............................................€1200
Hardware store: paint, consumables.......................................€600
Washbasin, bathroom.........................................................€50 you have to be creative!
Washbasin brackets............................................................€100
Standard washbasin.......................................................from €1000

Keep in mind that you have to buy a lot of equipment if you want to do it yourself.
Several sets should be calculated for more helpers (we needed many things twice (for two people), about a dozen paint rollers)

You should not be stingy either, it usually results in buying duplicates.
Nevertheless, you save several thousand euros in craftsmen hours, but at least a three-week vacation goes into it.

Earthworks are generally underestimated, including those needed for terraces and courtyard landscaping.
Also, new acquisitions such as outdoor lights, built-in cabinets -> this adds up to several thousand euros
that are not planned for at all
and therefore do not appear in the financing.

A carport does not only cost the kit but also the foundations, wood protection, assembly, gutter, parapet, connection to the house, metal posts,...

I would like to add something substantial - namely the outdoor area:

For the landscape gardener, we have now roughly paid 10,000 (including gravel and subsoil for the driveway, approx. 60 sqm as well as path borders with the same subsoil for the house approx. 10.5 m x 10.5 m) - paving costs more!
Additionally, there is the material for the terrace of 3,000 € (approx. 35 sqm granite with natural stone wall made of slate worth about 1,000 €) - all of this is cheaper with simple concrete paving!

Rolled lawn for 250 sqm: 750 € - grass seed is cheaper, but with a lot of weeds you simply have to control them!
Cherry laurel hedge including soil (20! meters): 770 €
various plants including soil (trees and shrubs for 650 sqm property): 800 €

The simple aluminum carport costing about 3,000 € will be paid upon installation.

In summer, perennials will be added to the garden - every little bit helps - I save every 10 euros... estimate 300 €

My "small stuff" like bed edging, seed, seed trays, watering can, hose and attachment, thermo composter, water collector, etc. I really don’t want to put into words/numbers -> 500 € is nothing there!

Yes, and finally so far: a lawn mower and a grass trimmer also had to be purchased: 500 €

We planned the obligatory 8,000 € for the outdoor area - 12,000 less than the ACTUAL state!

I came across the following article today.

Even though this topic has been written about very often, there is repeatedly confusion regarding reading and understanding construction service descriptions. "Anything that is not included is considered not purchased" is often the fitting catchphrase. However, points can also be listed and possibly misunderstood. For example, with the small word bauseitig. I myself also initially had a problem understanding it.

Here is the article:

WHEN "BAUSEITS" GETS EXPENSIVE FOR BUILDING OWNERS

The dream of owning a home is implemented in many cases as a turnkey construction. In the supposed all-inclusive package, there is a fixed price, and after completion you only need to move in – at least that’s the dream. In reality, it almost never stays with the agreed price. Vague phrases in the construction description and construction contract often leave room for additional costs. A word that sounds harmless but hides in many contracts is particularly tricky. When you see "bauseits" somewhere, it usually gets expensive.

The term "bauseits" suggests to the layperson that the construction company takes over these tasks. In fact, "bauseits" means that the building owner himself must arrange and undertake these tasks. This inevitably means additional costs. Many building owners do not initially notice this because they do not understand the meaning of some contract passages.

"Bauseits" costs money

For example, the clause "water retention bauseits" can be quite costly, because it means: If groundwater or seepage water stands in the excavation pit after digging, the building owner must have it pumped out, often during the entire shell construction period. "That can cost around 3000 euros," warns civil engineer Volker Wittmann, expert in the Association of Private Building Owners (Verband Privater Bauherren) and head of the Association of Private Building Owners office in Regensburg.

House connection and excavation

Typical tasks that are "bauseits" include excavation and its disposal or storage. The development of the property is also often left to the building owner. The unplanned additional costs can then hide behind seemingly harmless phrases such as: "Removal of surplus excavation material bauseits" and "Development and house connections for sewer, water, electricity, telephone and gas bauseits" or "All earth and sewer work is to be carried out completely bauseits."

Have the construction contract checked by a professional

Building owners are repeatedly dazzled by the low price of turnkey offers. Once the contract is signed, one must begrudgingly accept any additional costs. It is always worth having the contract checked by a professional – whether an expert or a lawyer – before signing. They also discover other impermissible clauses that often occur in construction contracts. Both the Building Owners' Protection Association and the Association of Private Building Owners repeatedly warn against consumer-unfriendly clauses that among other things shorten warranty periods, prescribe unbalanced payment schedules or want to restrict security deposits.

Common phrases with "bauseits"

The small word "bauseits" can relate to almost all construction phases. The Association of Private Building Owners has compiled some common phrases and explained the consequences for the building owner.

"Heating of the building up to handover bauseits": The construction company that wrote this clause into the contract imposes the heating alone on the building owner before handover. "And often the building owner then begrudgingly agrees to the expensive electric heating," says Volker Wittmann. "Because anyone who wants to finish quickly and therefore builds through the winter must heat."

Effectively complain about construction defects and shoddy workmanship

"A soil survey must be carried out bauseits": This is another phrase popular with construction companies in contracts. It at least draws the building owner’s attention to the soil survey, which according to the Association of Private Building Owners’ experience is always necessary – costing between 500 and 2500 euros depending on the area and extent.

"The construction site must be completely cleared by the building owner before earthworks begin": This clause can become expensive for the building owner, especially if the property was previously built upon. "With this clause, the contractor shifts all risks onto the building owner," says building owner advisor Wittmann. "Thus, he can make the offer from the office and does not even need to view the property beforehand. While the building owner assumes he is getting a complete offer, the contractor can already factor in later additional charges. Anything not covered in the contract will later be charged extra."

"The services of cellar and basement slab insulation must be provided bauseits": Actually, the insulation is an integral part of the house and is planned accordingly in the energy calculation. "In prefabricated homes, basement slabs or cellars are often produced in advance by small companies," explains Volker Wittmann. "They make a low-cost offer for the concrete work, which the building owner signs. That the insulation under the slab is missing, he only notices a few days later when the same company sends a supplementary invoice for it. Because one does not work without the other, he must also sign this supplementary invoice."

Also "Construction site access bauseits" and "Reinforced concrete ceiling joint filling bauseits" are popular phrases that cost the building owner at least several hundred euros.

In Saxony, overall it is generally still a bit cheaper than the described 35-40,000 €. Here is our breakdown:

Land costs (based on the land value):
Property transfer tax 3.5%
Notary 1.5% (with land charge registration)
Land registry entry approx. 1%

Additional construction costs:
Assignment of address and house number (in new development area): 15 €
Waiver of right of first refusal by the city: 25 €
Soil report: 560 €
Contaminated site investigation: 230 €
Heat load calculation: 300 €
Surveying: 1760 €
Geological report (for planned geothermal drilling): 210 €
Building permit 750 €
Construction power connection: 82 €
Construction power ...... € (significantly higher than normal for us due to water damage, therefore I do not list it here)
Power connection: 1200 €
Gas connection: 1344 €
Drinking water connection: 1260 €
Telekom: 400 €
Permit to discharge wastewater: 43 €
Chimney sweep (due to gas): 155 €
Construction water: .... € (shared with neighbors, invoice not yet available)
Insurances (fire shell, construction): 300 € (one-time)
Loan interest (for the drawn amounts): for us 2,000 €

Otherwise, of course, the costs that should not be forgotten but are very individual:
Painter and floor coverings: for us almost exactly 10,000 € (partly by painter/floor layers, partly own work)
Kitchen: 10,000 €

Outdoor lamps, outdoor water tap, mailbox, house number, garden tools (garden hose, lawn mower), outdoor facilities (even if it’s just sowing grass for now); satellite system; lamps, curtains, shelves/cabinets etc., tools, in new development areas usually also filling topsoil (which can cost many thousands), garden furniture, splash protection around the house, bathroom accessories etc....
As ypg already wrote: Many many small things that add up to a considerable amount of money.