Procedure until the first groundbreaking

Hello everyone,

Questions upon questions and sleepless nights are occupying me at the moment.
Heating, soil survey, structural engineer, heating load calculations, U-values, KFW, financing, Energy Saving Ordinance 2014/16, etc.

When should what be done and in which order?

My wife and I want to build a house tailored to us.
A nice plot (equity) is already in our possession and an architect has been commissioned with service phases 1-4. (Rough costs are known and have been approved by our bank)
I hope that the building permit application can be submitted by the end of April/16.
Planned start is spring/17.
We are currently trying to pay most from our savings (about 35k€).

What would be the next steps now?
- Submit the building permit application and wait for an "OK"? Can something else already be done in the meantime?

- Commission a structural engineer? Or wait for the building permit? According to our architect, the structural safety certificate (statics) can be submitted later, but before construction begins.

- Do the heating load calculation? We simply want to comply with the Energy Saving Ordinance 16. Does this HLC show which U-values the walls, roof, windows, etc. must have? A monolithic wall structure with a 36.5 cm Ytong wall is planned. Does this calculation need to be submitted to the building authority?

- From when should one approach a heating installer?

- When should the soil survey be done? We have relied on neighbors’ statements. (Allegedly very rocky, !no basement planned!).

- Clarify/compare financing? Preferably one loan/one term/fixed interest rate

- Look for a contractor?

How did you proceed with your house construction?
I am grateful for every contribution.

Kind regards
D.Gerner

You have an architect on hand. Isn't it easiest to just ask them?

Hello Watcher78, during our meetings we usually discuss the floor plans. They usually last 1 to 1.5 hours. (so far had 3 meetings) Unfortunately, there isn’t much time left for further questions because then the next prospective builder is already at the door.

Hello,
well, I think you cannot give a general answer to that. Everything is important and everything can already be coordinated! It is all about coordinating with each other.
If you do not know which heating system you want, then you cannot have the complete energy saving ordinance certificate created.
If major changes to the geometry are still possible, then the structural analysis is not yet meaningful, and so on.

Therefore, from my point of view, a very difficult question.

So I should first go to the heating installer and get advice on which heating system is suitable for our house. Then create the [Energieeinsparverordnung] certificate?

- When should the soil survey be done?

So - many questions. Understood.

First of all: Please stop with the sleepless nights immediately. Building a house is extremely exhausting, but also nice.

Then: Please clarify the soil survey, only with this can ancillary construction costs be narrowed down later. You need a survey of your own property. The one from the neighbors is no use. There can (and are) considerable differences within 30 m in some cases. It can also play a big role if you want to build with a basement, but the ground here would cause extreme additional costs (my neighbor had that, 30 m away... noticed too late).
However, the foundation also plays a big role with floor slabs. Rocky ground - can get expensive.

Foundation costs are an extreme financial risk factor, but you can quantify and contain it now. Also clarify already with possibly several disposal sites regarding the disposal of excavated material and whether a LAGA report (chemical soil survey) is required for a reasonable disposal price. You are in the comfortable position (finally someone) who can clarify this in time.

Also please clarify with your utility provider now what house connections (access for gas, water, electricity, sewage) would cost and whether you need to build a cistern or similar. Clarify if you need an inspection shaft and what other requirements are placed on drainage. Simply make a consultation appointment with the utility provider (e.g. municipal utilities and building authority). With an appointment, they usually help extensively and you gain many contacts.

With that, you have created relevant basic conditions for a somewhat usable calculation of ancillary construction costs, which must be refined later.

Then clarify what, how and with whom you will build (alternatives within the timeframe: possible).

When it is clear which house (size, construction method, insulation) you can afford, then clarify the heating system. With/without KfW plays a role here, the Energy Saving Ordinance 100 is standard anyway.

With further progressively available facts, people here (myself included) will surely help with further tips.

Best regards Thorsten