Prefabricated wooden house provider for single-family homes in Lower Saxony

  • Erstellt am 2025-02-12 17:46:49

11ant

2025-02-13 00:07:49
  • #1
If it is really flat, why then a basement? I recently had Danhaus and Poggenburg involved (near Bremen) as timber builders. But: what do you expect from increasing the number of candidates if the selection is arbitrary (I do not agree with the "somewhat")? More than three of one kind I see only in special cases – which is not the case here – as appropriate. Overall about half a dozen, however timber builders and bricklayers together. Because of the (full?) brick cladding wish I would have ruled out Steiner last. How to proceed can be found in several posts here (search terms "Teigruhe" / "Weichenstellung"). At such a late stage I no longer take mandates, you have to continue alone or with another consultant (Beuler or Freyermuth, Zink hardly makes sense in Lower Saxony). Good luck!
 

Ben3001

2025-02-13 12:32:48
  • #2
Thank you very much for your assessment!


Cost reasons. 1 sqm of basement costs us about €1,250, 1 sqm upstairs about 3 times as much. We are not planning to use the basement as living space but for sports, music, and crafts.


Sorry, I expressed myself unclearly. I did not want to increase the number, but to pick out the "right" 3 wood and stone builders and not just arbitrarily get any 3 offers. As a layperson, I can objectively narrow the selection only by "builds in my region," "is obviously over or under my budget," and "has according to the website a solid wall structure." I was advised by the architect to rather keep away from the very big players because building according to your own plan/layout probably works poorly there? That is why I had concentrated more on medium-sized companies. With the smaller providers (<100 houses per year), I would be worried about the risk of insolvency, (although you are not completely safe from that even with the larger providers).
 

Ben3001

2025-02-13 12:54:15
  • #3
Many thanks for the feedback!


That’s exactly my problem. It feels like there are too many.


Thanks for the assessment. I guess I need to do some more reading. My understanding was that the CO2 emissions from production/cement manufacturing as well as the energy-intensive disposal argue against a stone house. I mentioned insulation values because last year I asked some stone builders whether QNG funding is possible for a house with a basement, which was universally denied (Viebrockhaus and Kern-Haus). For the wooden houses, the statement was that the better ecological balance of the wooden house is enough to compensate for the "climate sin" of the concrete basement.


That’s true again!


I hope we won’t have to change anything fundamental afterwards after all the planning! Does that happen often?
 

hanse987

2025-02-13 16:03:21
  • #4

As a pure utility basement, that is about right.


But regarding usage, I don’t see the above-mentioned price. In the sports room, you should be able to ventilate properly, possibly automatically. The often reduced room heights in the basement don’t always fit sports use (e.g. treadmill). Heating is also an issue. You can of course put in a space heater, but that consumes a lot of electricity and the walls still radiate cold. I don’t find this particularly comfortable for sports or music.
 

11ant

2025-02-13 18:57:18
  • #5

That’s nonsense – more accurate is:

The standard of the finish determines the price; there is no discount for the underground location. You can also hang a surface-mounted wired pit lamp on the unfinished ceiling in above-ground rooms (watch out for the pun).

But you have already contacted the three timber builders, with a draft plan (probably because my housebuilding roadmap is still not required reading at German building schools). That was unwise, and at this stage, at least I no longer take on such mandates, at least not without significant pain money surcharge. Therefore, I now see two obvious paths for you: A. You do the same again, but with a fourth timber builder and two masons. Then you can hopefully judge yourself which of the timber builders to eliminate, and have two masons as "test candidates" to see if the offers would still be similar if the construction method were changed. Or B. You go to one of my timber-focused colleagues (Beuler aka prefab house expert or Freyermuth aka prefab house Guido; in Lower Saxony I would consider it nonsense to send you to colleague Zink in Bavaria) and have them evaluate the offers you have.

The advice is basically correct, even if the reasoning is absolute pub talk quality (common nonsense).

The economist Wolfgang Grupp Sr. says (paraphrased) that you recognize failures by the lack of owner liability. The best general contractors are owner-managed and build roughly as many houses with roughly as many permanent employees as weeks in a year – this applies regardless of construction method. I view the small carpentry firms with caution because in my opinion they are operationally (not to be confused with product quality!) at the level of their nationally known competitors half a century ago. Anyone who wants their wall structure "by the pharmacist for pharmaceutical retail" is (only) right with them; conversely, they then have to forget the big names. Your suitable general contractor as timber builder might have only about 30 own staff, as mason (if also active as general contractor) easily 250.

I don’t know much about drums and electric guitars, pianos and string instruments like a regulated climate. And even in sports, you should work up a sweat; as mentioned, controlled residential ventilation in the basement is not cheaper.
 

ypg

2025-02-13 20:51:12
  • #6
Where do these numbers come from? I now calculate quite a bit of the costs of a basement closer to and higher than the costs of living space. At €1,250 it's a bare 2.10m high basement without plaster, installation cables, and heating. So a proper basement. Possibly even without stairs, which would need to be upgraded. Due to the lack of ventilation options and healthy climate, I definitely would not do sports there, and because of the climate also would not store a musical instrument – either it warps or it rusts/tarnishes. I also don't see crafting and sewing there. If that doesn't justify a living basement, then I don't know what does.
 

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