Planning construction of a 150 sqm single-family house in the Munich suburbs on a 450 sqm plot

Dear forum,

we (a couple with small children) have just purchased a plot of land in the Munich surrounding area, 450 m2). The old building will be demolished, legally everything is quite relaxed (no development plan, corner plot), no slope, etc.

We plan to build a new single-family house:

[*]approx. 150-180sqm living space, 2 full floors, no basement, gable roof
[*]single garage with direct door into the house
[*]orientation towards KFW40 with ventilation system towards passive house
[*]air heat pump
[*]including split air conditioning (1 or 2)
[*]underfloor heating
[*]cistern

Ideally, I would like to build solidly with sand-lime brick, preferably with a general contractor (if we find a good one).

Our current (planned) approach:

1.) We "talk" to the usual prefabricated house providers, have a look and negotiate the contracts thoroughly with the help of the prefab house expert and the contract lawyer from the Homeowners' Protection Association
2.) We hire an architect for service phases 1-4 (approx. 8,500 EUR gross flat rate), then inquire with general contractors and see how it goes.

The idea behind it:
- I have not found a general contractor in Upper Bavaria who simply prepares an offer (as prefab house providers do)
- If we have spent the 8,500 EUR for the architect and then find out in the end that solid construction is 150,000 EUR more expensive than a prefab house, the decision is clear anyway.
- It would be nice if the architect then asked several general contractors known to him in Upper Bavaria
- The overall idea is to sign the contract with the general contractor/prefab house provider as late as possible because the negotiating position decreases significantly afterwards.

What we have done so far regarding general contractors/architects:
- I googled general contractors in Upper Bavaria and contacted them, results rather mixed
- I contacted 15 architects in Upper Bavaria, results rather mixed
- A larger general contractor from Upper Bavaria recommended his two external "house architects" upon request. One architect replied quite promptly and it is at least clear that he builds residential houses on an assembly line in Munich.

What do you think about our approach? What are your tips, especially on the subject of general contractors/architect search. Unfortunately, we cannot rely on recommendations here. We will definitely not do HOAI, but so far I have the impression that can be negotiated out quite well.

Or just skip the loop with architect/general contractor and go directly to the prefab house builder?

Many thanks!

We definitely won't do HOAI

Why?

- If we have spent the 8,500 EUR on the architect and then at the end find out that a massive 150,000 EUR more expensive than a prefab house, then the decision is clear anyway.

A piece of house, if it is only identical in terms of construction method, is roughly the same price.

Check out posts from here in the forum. Keywords: house building schedule or dough resting.

"just like that"

No one does it just like that..,

just like that" an offer is created (like prefab house providers do)

… not even a prefab house provider. They would first have to look at the plot and have the geotechnical report reviewed by the structural engineer. But this involves more than just an "idea, to build such a house." The prices of prefab house providers are based on averages (sqm X current sqm costs).

the contracts are negotiated thoroughly

The contracts are at some point expensive to commission at a lawyer, so that they can withstand any builder. I consider negotiating contracts to be illusory.

with the help of the prefab house expert

Who is supposed to be that?

I googled general contractors in Upper Bavaria and contacted them, results rather mixed
- I contacted 15 architects in Upper Bavaria, results rather mixed

I would consider what might be the reason for that. It may be that one or the other is fully booked, but not most? Was the budget perhaps too low? Mentioned that they are one of 30? Did you possibly name a planning thread that is not yours?
Calling should be more likely to lead to success in this industry.

single garage with direct door into the house

For me, this idea would already be a no-go.

How do you come to the conclusion that it is relaxed without a development plan?

Is there a parking space regulation?
What does your budget allow?

MUC sounds like 4000/m2 living space. I would reckon with 800k.
How old is the existing building that is to be demolished?

Hello YPG,

thank you for the detailed response.

I have a follow-up question: "1-car garage with a direct door into the house" - "For me, this idea is already a no-go."

What do you think is so bad about it?

Thanks and regards

How do you come to the conclusion that it is relaxed without a development plan?

Is there a parking space regulation?
What does your budget allow?

MUC sounds like 4000/m2 living space. I would roughly calculate with 800k.
How old is the existing building that is to be demolished?

Regarding "Without development plan":
An architect said that in the immediate vicinity almost all roof shapes and building sizes exist, so basically you can get "everything" approved with a building application.

Regarding budget:
Yes, it will probably cost around 650-750k EUR, plus demolition.

Regarding age of the existing building:
Almost 100 years.

Regarding parking space:
One should be enough.

THANK YOU