Our Project House Construction - Construction Description

Hello dear forum users,

we want to have a detached single-family house built by a developer.
We are "bound" to the developer because only through them can we access the property.
Now we have received a draft of the house, a construction description, and the offer for it.

Unfortunately, neither of us is familiar with house construction, so it takes many evenings to find mistakes/problems (reading forums/reports/experiences).

Now about the house/offer:
Total costs: 279,000 EUR
Living area: 150m²
Basement: 75m²
Upper floor: 75m²
Gable roof 20 degrees
Garage including extension

House connections:
Sewer connection: x
Water connection: x
Gas connection/ heating: x
Electricity connection: x
Telephone connection: x
Cable connection: o
Infiltration system: o

Outdoor facilities:
Own contribution

Building components:
Windows colored outside, white inside: o
Chimney flue, Ø 18, 3-layer: x

Special bathroom equipment:
Barrier-free shower: x
Towel radiator: o

Technical systems:
Condensing boiler incl. gas line: x
Location basement: o
Solar system (300 l hot water tank): x
Underfloor heating (entire living area): x
Heat pump air/water: o
Heat pump ground/water: o
Ventilation system: o
Hot water storage without solar system: o
Entire facade as ETICS: o
KFW-70: o

This is the initial offer.
Now the construction description:

General: Architectural services necessary for the construction of the building according to this construction description are included, as well as the costs for engineering services/statics/thermal insulation. Also included in the purchase price is the public initial development according to the Building Code. The final surveying is carried out by the survey office commissioned by the general contractor. The construction project is located in the area covered by the development plan xxx xx xxxx xxx, whose provisions must be observed.

Is the slab made of waterproof concrete, C25/30, okay as far as it goes? Somehow I could only find on the internet that it should/must be protected with a foil. In the construction description, there is only mention of an "aluminum insert."

Point 2.5 somehow worries me.
If I understand correctly, this is not included in the offer:
entire facade as ETICS: o
Also, no insulation value is given here?!

Gypsum plasterboard stud structure???? Gypsum fiber boards are much better here, especially for sound insulation, because of higher mass also better suited.

I have only read good things about the company Nelskamp so far.
The company Nelskamp is also a family business that cannot and does not want to afford a bad lobby.

What is meant by "The final treatment of the steel constructions..."? Or what exactly still needs to be done? Coating?

In the electrical installation, I noticed that no LAN cable was installed. I am also considering having a bus cable installed at the same time to automate some things later (roller shutters, etc.).
Also, the number of wall sockets is kept very low. Furthermore, no manufacturer is specified here at all! I have contacted several service providers to get some prices in case I want to "outsource" this point.



Here, I think mainly about heating costs. I think people should consider triple glazing and 7-chamber profiles or wooden windows.
Basement 1.1 W/m²K is okay as far as I have researched, right? The manufacturer is also missing here (windows and roller shutter box).



This does not mean hollow core doors, right? I am thinking about removing this point and doing it myself. One can certainly save something here.

The offer includes underfloor heating, but the construction description says cement screed... I need a (fiberglass) reinforced heating screed, don't I?

Ceramic tiles for 23 €/m² – here too, I think it would be better to remove this point.



Window sills outside made of aluminum? I have rarely seen that so far; even in an apartment building, it is not common here. I would still have to change to granite window sills/artificial stone.



So, that’s about the construction description.

Other points I noticed:
- Roof overhang is not described (we want 80-100 cm)
- Insulation made of rock wool instead of glass wool; WLG 35
- Why is there no KfW 70 given under these conditions?
The developer said that the heating type would have to be changed
- Sanitary fittings are listed with brand names, but you never know exactly what you will get.

I hope someone can give us some tips or advice and thank you very much in advance to each and every one.

Hmm ... don’t you think you’re asking for a bit much?

And, it would make sense to upload your text images directly in the post.

And then a legend for red circles and green Xs would be useful, as well as the counterpart in black.

In general, if you know so little about construction, it is absolutely sensible to get planning assistance. Someone who can later also take over construction supervision. Because forum information won’t help you much in the long run, since you can’t hold anyone liable for it.

I only saw the point about electrical connections in the kitchen. I only see a combination outlet for a built-in oven. If the oven is to be installed at a higher level, maybe also a steam cooker or similar hot devices, then separately protected sockets are already missing for these.

Generally, you should check the number of sockets. What I don’t see at all is LAN wiring or additional TV wiring except in the living room.

Outsourcing is always a major coordination problem. Again, someone for construction supervision and planning would be useful here. Own work ... you must not underestimate the amount of work involved and it cannot be compared to perhaps having laid laminate flooring in a room before, etc.

Good evening,

I immediately see several things that would need to be specified/changed. For example, there is either waterproof concrete or concrete resistant to water pressure; a windowpane is waterproof in the best case

I find it both brave and a pity that you are submitting the documents to the forum, or its members, for review. It would be better to hand over the BB together with the contract documents to knowledgeable hands and only then possibly present any remaining questions here for discussion. What you are looking for/need cannot be accomplished by a builder; it requires a lot of knowledge and often additionally a lawyer!

Go to the Verbraucherzentrale, the Verband Privater Bauherren, or an expert with verifiable experience; an introductory course at the VHS is similar to the well-known meatball certificate and will not get you anywhere. It will cost you between €400.00 and possibly €1,000.00, but it is money well spent and will let you sleep more peacefully, provided and if you want to sign the work contract.

Btw., with the exception of the Verbraucherzentrale, you can also ask the aforementioned about the costs of construction supervision

Rhineland greetings

Hmm ... don't you think you're asking for a bit much?

In what way? I only asked for a few tips/ advice

And, it would make sense to upload your text images directly in the post.

And then a legend for red circles and green Xs would be useful as well as the counterpart in black.

My text images are uploaded in the post! Unfortunately, you can only upload 5 images. That's why the other images were posted as links

I have only seen the point about electrical connections in the kitchen. I only see a combination socket for a built-in oven. If the oven is to be mounted higher, maybe with a steam cooker or similar hot devices, then separately fused sockets are missing for each of them.

That's exactly what I mean.. some things that you might not see yourself at the moment but are still important. Thanks

Go to the consumer advice center, the Association of Private Builders, or an expert with proven experience; an introductory course at the VHS is similar to the well-known "Frikadellenschein" and won't get you anywhere. It will cost you between €400.00 and possibly €1,000.00, but it is well-invested money and will let you sleep more peacefully, provided you want to sign the construction contract.

Of course, I have thought about that as well and will definitely hire an expert. Could you possibly recommend someone in the Düsseldorf area?

Then take a look at Bauexperte's profile page. That looks very professional to me.

And the only problem is indeed the large amount of text that needs to be read.