Our plan for the new building - What next?

Hello everyone,

we are slowly becoming quite desperate and don’t know how to move forward. I’ll describe the starting situation:

My husband and I want to build a new house on my parents' property, where their house is also located. At the beginning of the year, we met with a local construction company. They referred us to an architect they work with. After he took 2 months to submit a short preliminary building inquiry to the building authority (he simply forgot us twice!!), we no longer want to work with him. The preliminary building inquiry was only meant to get the OK to expand the building envelope and thereby even build a second house on the property. We told the construction company that we no longer want to work with the architect, but their interest in implementing a house for us doesn’t seem high, because they haven’t given us any further suggestions for action, another architect, etc. I suspect the construction company will only act if we come to them with a finished plan plus building permit?

Since we were somehow stuck, we turned to a large German solid house supplier, with whom we have already had some discussions. In the meantime, the positive response to the preliminary building inquiry came in, saying we are allowed to build 1.5 stories with a gable roof. So far so good. The solid house supplier now wants to submit the building permit with us, but somehow nothing is really clear yet?! We have an offer for a standard house from the catalog for €240,000. The sales consultant says we should submit something first (external dimensions, location on the plot, roof pitch, etc.) and that the interior layout could still be changed. But if I realize that the rooms inside don’t fit, then I would have to change the exterior dimensions again, and that’s not so easy if it was approved differently, right? He wants us to sign the construction contract already for submitting the building application because the building authority needs that, since everything is already concretely stated there. But I won’t sign a contract if the basic floor plan isn’t even clear, especially if the contract even lists the sockets individually? I understand that they have of course already invested some time and want to see money at some point, but we feel a bit uncomfortable here now. The consultant said that they naturally include in the contract that if the application is rejected or costs explode (which is also a subjective feeling), we are of course not bound to the contract.

I wanted to know if this is the "normal" procedure? Somehow I feel like we are on the completely wrong path... We have actually already thought of a nice floor plan that would only need to be refined, which would then result in the exterior dimensions etc. But I get the feeling the solid house supplier doesn’t want to take that on because it’s just too much work without knowing if they’ll actually get the order. Or would it be better to find an architect on our own, work out a concrete plan, and then approach house building companies with it? We are overwhelmed right now and already totally annoyed because we just can't move forward :-( We wanted to have a building permit by the end of the year with a view to the Baukindergeld (childbuilding subsidy), but somehow I see our chances sinking...

Many thanks to everyone who read all this and maybe you have a tip on how we can proceed quickly and sensibly?

Do not sign, pressure is being applied here and the "we'll manage somehow" trick is being used. Applying for a building permit before the floor plan only being discussed with the general contractor seems very suspicious to me. The offer price is for the standard floor plan, you can imagine the rest. If I were you, I would call the whole thing off and start over calmly and from scratch with someone you also have a good feeling about. Damn the Baukindergeld, the wrong house builder can cost you much more money (and nerves).

Yes, I also find that a bit strange... We have already submitted a sketch twice showing how we would like to adapt the house from the catalog (which is completely fine as a basis) according to our ideas. The response was always, "Yes, we are totally flexible inside and we can still change the walls and rooms however you want." But why doesn't someone just do that then? Because in our floor plan planning, we have often noticed that the devil is in the details and things often don’t work out as initially thought. What if we now apply to the building authority for a house measuring 9 x 10m and then realize we actually need 10 x 11m because it doesn’t work inside? Or am I already getting too caught up in the details?

So, on our own initiative, should we look for architects and develop a professionally drawn floor plan with one of them and then get offers from companies with that floor plan? How much does such a plan from an architect cost? (Or what is the best way to go?)

We are slowly becoming quite desperate and don't know how to proceed.

We are currently overwhelmed and already totally annoyed because we just can't make progress

Stay calm for now. It is definitely a very good idea on your part to seek help here. You get it in this forum for free, honestly, and directly.

Please don't let the deadline for the Baukindergeld stress you, but first assume that you won't get it. An average planning phase takes about 1 year. You also have to take that time, because everything else is based on the planning...

After he took 2 months to submit a short preliminary building inquiry to the building authority (he simply forgot us twice!!) we don't want to continue working with him anymore.

Building is a matter of trust. If you don't trust the architect or the chemistry doesn't fit, it was a good decision not to continue working together here.

The purchase advisor says that we should first submit something (external dimensions, location on the plot, roof pitch, etc.) and how the floor plan looks inside can still be changed. But if I realize that the rooms inside don't work out, then I would have to change the external dimensions again and that's not so easy if it has been approved differently? He wants us to sign the construction contract already for submitting the building application because the building authority needs it, as everything is already concretely stated there. But I won't sign a contract if the basic floor plan isn't even clear, if the contract even lists the sockets individually?

Your feeling is right here too! Under no circumstances sign anything here. He is deliberately putting pressure on you to close a deal.

Somehow I feel like we are on the totally wrong path...

Your feeling is what you should rely on in the beginning. Especially when you are still a complete layman at first. So trust your feeling and make a clear demand to the prefabricated house manufacturer: either detailed floor plan first and then signature, or goodbye.

Or would it be better to find an architect on your own, work out a concrete plan and then approach house building companies with it?

Not necessarily. There are plenty of large and small providers who do the lion’s share of the preliminary planning for free, provided they are interested in honest cooperation. That was the case for us. But it is also important that you invest enough brainpower yourself.
In addition, the forum can help you if you want to discuss a floor plan objectively.

If I were you, I would first take a deep breath, break off contact with the solid house manufacturer and calmly look for smaller local general contractors (solid and timber frame) as well as some larger reputable prefab house manufacturers and start again.

Keep your chin up!

You are allowed to build. If it is still a house that can meet your needs, much is gained. Get advice regarding [Grundstücksteilung] etc. Set your actual budget. Look for a construction company. A partner that fits you. Inform yourself here also about finances on the topic of costs. Sign nothing. Do not let yourself be unnecessarily pressured.

In the meantime, the positive decision for the building preliminary inquiry came that we are allowed to build 1.5 stories with a gable roof.

That is good, and furthermore, you won’t get anywhere with a "dummy" that really makes no sense for a formal building application.

He wants us to already sign the construction contract when submitting the building application because the building authority needs that, as everything is already concretely specified there.

My lawyer says I shouldn’t write from which of my buddies the visitor for the saying would get

I wanted to know if this is the "normal" procedure? Somehow I have the feeling we are on the totally wrong track... We have actually already thought out a nice floor plan for ourselves, which would only need to be refined,

There is no "normal" procedure anyway because of building in the (parents-in-law’s) garden. But still, you are not a single case, and many like you have already been helped here in large numbers.
1. Fill out the questionnaire at the top of the floor plan section
2. include a site plan etc. of the property
3. bring your DIY floor plan, gladly even on scribble paper.
Then it will become clear which professionals you will need on the further way.