Overview of the offer and construction work description

You can wallpaper anything. The question is how it looks. So, to be specific. Either spackled + ready for wallpapering or plastered + ready for wallpapering. That’s how the joints look on filigree ceilings. That can’t be avoided.

I just want to get across that you NEVER EVER say something like that again. Wink.

I don’t want to annoy you. But many private insolvencies or construction disasters have already started with poorly worded construction descriptions. That’s why it’s better to ask 5 times and then specifically include things in the contract than to assume once and end up with a change order in the end. A poorly worded contract does not mean you’re doomed with every general contractor. Some are just small and straightforward and do a good job. Others don’t.

Feel free to keep asking.

Thank you. What do you think about the prices being asked? A central ventilation system for 18k is excessive, right? If it’s planned in advance, the recesses in the ceiling of the ground floor and upper floor should be planned. Then one unit for 4-6k and a few ducts. Maybe 10k including labor, or am I overlooking something?

Many people warn me about the stone (T9). No sound insulation and crumbles inside the wall. To fix something requires huge anchors, etc.

What do you think about the floor slab with glass foam gravel? Is the garage worth the price? Windows in the pantry supposedly necessary because of ventilation. I don’t really understand that.

Central ventilation system for 18k is exaggerated, right?

That's what I mean when I say that money is made with special requests. You can also take it out and subcontract it externally. But then please coordinate all trades as well (pipes on concrete ceiling before the concrete comes, electrician, breakthroughs, etc.). The price is actually more or less normal with the general contractor.

What do you think about the floor slab with glass foam gravel?

One of many possibilities. Neither more nor less.

Garage worth the price?

Also a normal price for a brick garage. The question is, what are your alternatives?

That's what I mean by making money with special requests. You can also remove it and outsource it. But then please coordinate all trades (pipes on the concrete slab before the concrete comes, electrician, breakthroughs, etc.). The price is actually more or less normal with the general contractor. One of many possibilities. No more or less. Also a normal price for a brick garage. The question is, what are your alternatives?

The alternative would be a carport or nothing. But I think with the passage from the garage, I don't really have many other options. And above all, I also need the space for all kinds of things.

Ok, thanks. Coordination as a layman may not be so easy. But if that is the only trade, it should be doable even as a layman.

I see here a completely normal construction service description from a general contractor in the lower price segment. There is still room for improvement everywhere. Or to put it another way: the construction service description is somewhat outdated and no longer contemporary.
High-quality items are not included, underfloor heating as an additional service, as well as a material price of €30/sqm, are already in the lower price range.
However, one can of course also be happy with the equipment or upgrade it, as you can see from the cost breakdown.
Whether you get by with €10,000 for electrical or €5,000 for sanitary fittings remains to be seen.
€3,000 will already go for the walk-in shower if you want a shower rail (instead of the one shown) in stainless steel and tiled floor. Then a custom-made shower enclosure is needed.
Ready for wallpapering means Q2, and if you want to wallpaper afterwards, that should be sufficient.
But basically, it must be mentioned that items such as finishing trims or sanitary objects will correspond to the price level and that an upgrade will also be necessary here if you do not want to live with plastic rails in the bathroom or the cheapest switch series.

The total price itself yes, but individual things like central ventilation I find somehow expensive. I would have actually expected a maximum of €12,000.

Central ventilation system for 18k is exaggerated, right? If it's planned in advance, the recesses in the ceiling on the ground and upper floors should be planned. Then one device for €4-6k and a few hoses. For me, maybe €10k with labor, or am I overlooking something?

Yeah, the warranty. Nobody will mess around with the shell construction from an outside party, that doesn’t bring anything. Ours also cost €12,500 eleven years ago. That’s just how it is if you want to build with a cheap general contractor.
Here you have the choice: either you build cheaply, i.e., without extras, or you reach into the modular box and upgrade.
You can also take a general contractor who has everything included right away; although at first glance not the cheapest, but probably cheaper in the end, since you hardly have to upgrade anything. The quality then also corresponds to a different level.
I don’t want to speak badly of it – we also took an affordable general contractor and upgraded here and there – but one should mention it and be careful not to try to make gold out of sh**.

Many people warn me about the stone (T9)

Is that so? One person said something about it on reddit..

I find the electrical work catastrophic: with your 12 connection points, you do not even cover every room. Two-thirds of the sockets are already installed in the technical room and kitchen.
Is an electrical panel included at all?

Attic with walkable insulation

I would save that: with less than 8 meters house width and 20 degrees roof pitch, you won’t even have 170 cm height at the peak.

Excavation will be backfilled and topsoil distributed on the property

That is nowhere stated!
Everything that does not belong to the house itself but relates to the property must be assigned by the builder or paid for extra.
Reinforcement of the bearing slab, very likely always an additional expense.
The excavation itself, anything deeper than 30 cm. Then removal and disposal. The fraction that is kept must be contracted externally later if you want distribution.
The connection of the rainwater downpipes might be included with the inspection shaft, but actually too cheap for that again.
Since apparently no painting work is included, everything that needs to be impregnated or painted in wood, e.g., also the roof overhangs, possibly stair parts.

The price for the house connection costs is missing.
I consider surveying to be underestimated, everything else realistic. Kitchen: just plan an extra year of vacation for your walk-in closet.

Regarding the floor plan:
lots of potential for improvement in my opinion:
The cloakroom is a joke for four people, as is the kitchen, as there is hardly any work surface. The corner between the sink and the tall cabinet is storage, and otherwise only the remaining area next to the stove. Two tall cabinets for fridge and oven, nothing more, unfortunately.
What the kitchen lacks in surface area, the living room has too much.
1.76 cubic meters for the dressing room, you barely have one cabinet depth as a passageway and more disadvantages than with an open conventional cabinet concept. The bathroom isn’t really cozy either. Utility room with 2 sqm is very cramped.. I can’t see window dimensions. There is not really much storage space. Hmm.

I had removed several trades and after getting 3 quotes per trade, I always awarded the contract to the local craftsman who would have done it for the general contractor anyway... They were simply always the best offers.
I didn't have to coordinate anything - they already did that among themselves - they knew each other.
Ask your general contractor if you are allowed to arrange the ventilation directly with his heating specialists, they are sometimes quite relaxed about that...

That only becomes clear once underfloor heating, screed, and flooring have been installed. Does this need to be determined beforehand?

You should already know the floor structure, as it is also crucial for the actual windowsill height from the finished floor. Additionally, you then know the true room height. The raw construction measurements are much less important to you than the actual dimensions after completion.

The staircase also catches my attention. The description lacks the type of wood. Quite often this is a point for upgrades because the standard wood type is not preferred. When I look at the floor plan, I find the staircase very short. Short means the staircase will be very steep. Have you already walked a staircase with these dimensions?

The door from the garage into the utility room takes up a lot of space needed for the equipment. The equipment cannot be pushed together to the millimeter either, as you need a workspace beside it.

33 sockets are rather a drop in the ocean. A significant number more will be needed. Don’t forget the internet. Plan once for the network cables running into the rooms and additionally network cables for the Wi-Fi access points. Don’t forget the space in the equipment room for the network cabinet. Will there still be satellite, or do you use IPTV?