New construction with developer / construction drawing documents

Hello prospective builders and knowledgeable people,

after long consideration, we have come to the decision to build (have built) a townhouse. We have a developer who will create the whole thing for us as a prefab house. However, we have various change requests that become unacceptably expensive according to the developer's price list. Now our idea is to only take over the complete shell including windows, front door, and connections into the house. I would like to have the other trades excluded and carried out under my own management. For this, I also need documents from the developer. Which documents (building permits, structural engineering, soil reports, etc.) do I usually get and which do I absolutely need (I would possibly insist on this contractually as no contracts have been signed yet). We are completely new to this matter and will definitely come up with further questions. We have decided on a construction-supervising architect but have not yet made contact; furthermore, the contracts are to be reviewed by a construction-competent lawyer. Thank you very much for your answers.

Beno B-)

Hello,

We have a developer who is building the whole thing for us as a prefabricated house.

So, a solid house provider who builds on your property?

However, we have various change requests that become unacceptably expensive according to the developer’s price list.

That always depends on the point of view. Especially if I consider that any deviation from the standard is more expensive across industries and independent of the sector.

Now we are considering taking over only the complete shell including windows, front door, and connections into the house. I would like to have the other trades calculated separately and carry them out independently.

To what extent do you have knowledge of the subject matter and above all, time to carry out the necessary tenders, select craftsmen, and finally check their invoices?

For that, I also need documents from the developer. Which documents (building applications, structural analysis, soil survey, etc.) do I usually get?

That depends on your contract. As a rule, the results of the soil survey—if it is part of the owed service—as well as the structural analysis and, of course, the plans (however, these are not yet complete execution plans at this stage of execution).

and which do I absolutely need (I might insist on this contractually as no contracts have yet been signed).

Excuse me? I’m just imagining you want to take the “good” prices of your provider, cut out his craftsmen’s income, and at the same time have him deliver to you free of charge what he – according to the contract – does not owe you?

We are completely new to this subject and will definitely come up with further questions.

I can well imagine that.

We have decided on a building supervising architect but have not yet made contact,

You should do that promptly and discuss with him the advantages and disadvantages of your current ideas regarding the process.

furthermore, the contracts should be reviewed by a construction-competent lawyer.

Very good.

Rhineland regards

Hello,

Thank you very much for your quick and comprehensive response.
As already mentioned, we are quite "naive" in this field.
So I ask for some leniency if my ideas seem somewhat naive or misleading.
The developer sells the land and prefabricated house in solid construction together.
What is important for me to know is whether I will receive the necessary documents (construction plans, for example) so that I can see where the connections are in the house in order to seamlessly connect my own planning to them. I would never take it upon myself to order and check craftsmen's services alone. I want to put that in competent hands (architects). It was also not about contractually demanding certain services without paying for them. This passage referred to documents that I want to be contractually assured to receive in order to use them for further planning. In any case, I will discuss the advantages and disadvantages of my project with an architect; maybe I will be "cured" afterwards. I am just trying to open up possibilities to get my "special" wishes into a feasible cost framework. For that, I am exploring various options.

Regards, Beno

Even if the plot comes from the developer, you will have a very hard time outsourcing certain trades. The developer will have an interest in selling the house and plot completely - and if not to you, then to others. He will (probably) not let others hustle around the construction site. And even if he allows trades to be completely removed, as a layman you also need someone (architect) to handle the tendering and supervision. And he doesn’t do that for free. Whether you will actually come out that much cheaper...?

I doubt that with the approach a) you will find an architect who wants to do it and b) it will then be cheaper afterwards. Who is supposed to plan the finishing trades and when? Much of it already has to be taken into account during the shell construction.. Maybe you can still negotiate there. Because it is clear that after the contract is signed, changes are usually very expensive. But if you include it before signing, you might still be able to negotiate something.

Why insist on building with the developer if you are not satisfied? Is the property so attractive?