Offer comparison for wooden stands - Money vs. Feeling? How to decide?

Dear forum,

we have been dealing with the planning of a timber frame house for some time and had actually already decided on a provider (local, builds 40 houses a year, very good reputation) and just yesterday received an offer from a competitor. He is also from the region, builds 20 houses a year, many extensions and conversions and roof trusses etc.).

I have now compared the prices in the offers and came to a net price difference of 20,000. As far as I can see, the wall structure (including insulation) is the same, but the cheaper one uses gypsum fiber boards instead of plasterboard and would install a panel ceiling instead of a wooden beam ceiling, so rather more expensive materials are used. The roof trusses differ too, the more expensive one makes a double roof truss with exposed roof truss, the other a simple one without exposed roof truss. In addition, all architectural services are included in the more expensive one, while the other would draw the plan, but we tend to still consult an architect. Another difference is that the more expensive offer is turnkey, whereas the other only offers the house without technical installations.

Now we are totally uncertain because the more expensive one simply seems extremely competent (master carpenter of the guild, DIN committee, lecturer at a timber construction university of applied sciences etc.) and the other is "only" a "normal" carpenter and roofer, who can also explain all questions plausibly. The other point is that we have the feeling that there is a concept behind the houses of the more expensive one and the other just builds the house as we tell him. Hm... Do you understand my problem? Does anyone have a tip on how we can manage our decision?

Many thanks & best regards,
Pipi

I cannot give you any advice regarding the technical and construction-related background; hopefully, people who have some or any expertise will provide that. But I do have one good piece of advice: let your gut also influence your decision, not just your wallet... actually, you know who you would rather build with... ;)

Hello ypg, that is probably true. However, the difference is so huge (>10%) that one really has to think about it. Especially since we have quite a tight budget... Well, let's wait and see what other users have to say! Best regards, pipi

Hello,

we experienced exactly the same, also with timber frame constructions. Just show the more expensive provider the cheaper offer and honestly tell him that you have a better feeling with HIM. He probably won’t reduce the price by 20,000 euros but maybe by 5,000! I would also give a lot of importance to the "feeling"; we even chose the most expensive one for this reason! And so far we are very satisfied!!!

But one question: How can he already make you an offer when there is no architect yet and therefore no plan? I would simply get an independent architect, take LOTS OF TIME, and develop a plan with him and then present it to all providers. Otherwise, you really can’t compare! If a provider does not cooperate with that, he would be out for me anyway. Also consider:

- How many sockets/light outlets are included?
- How many square meters of tiles and up to what price are included? Likewise for parquet...?
- How far is the interior finishing included?
- Are interior finishing and exterior plastering of the basement included?
- What ventilation system and heating do they use?
- Which subcontractors do they work with?
- etc.

Normally, there is a "standard construction description" that usually comprises 20-30 pages. You should have it given to you and first study and compare it carefully! But caution: As a layman, you will hardly recognize the traps and pitfalls contained therein. Then have them tell you exactly what each additional service costs. I am sure there will be far more differences than the ones you mentioned!

However, there are also some grateful own contributions with this type of construction. I mean, 10,000 - 20,000 euros can be earned well if it’s about money.

One more tip: Often earthworks and connection works are not included with timber house providers! So inform yourself very precisely with these general contractors about where their service begins. If you have no construction experience yourself, it is hardly possible in my opinion without an experienced architect who especially coordinates such interfaces. Excavation, drainage, inspection shaft, foundation, storage, disposal, filling, compaction, laying lines, construction power connection, gravel, graveling for the construction crane, etc. can easily add up to 20,000 euros depending on the property and the ground and must be coordinated! Here too, services should be precisely fixed and compared.

Hello Orion,

thanks for the tips. In fact, the difference is only in the house (including windows, internally finished with plaster). The point is that one (more expensive) has submitted a turnkey offer and the other only one for the house and the metalwork. The question is whether the "surcharge" can be found in the architectural services, construction management, and the warranty. The other trades are comparable in price with other offers (heat pump, sanitary and controlled residential ventilation ~ 50T€, electrical 10T€, prices for floors etc. very comprehensible). Really quite difficult!

Best regards,
Pipi

How big should the house be and what should it cost? I read that the 20,000 is more than 10%, so both offers are probably incomplete.