Rainwater - instead of infiltration now separation system - additional costs?

Hello dear house building forum community,

we are about to sign the contract for the purchase of the plot of land.
The earthworks to develop the flat new development area in the Rheinisch-Bergischer Kreis in NRW will only start in spring 2013. Construction of the house itself can only begin from July.

According to the urban development contract, the developer is obliged to bear all costs associated with the zoning plan process.
Since only a provisional zoning plan exists so far, the plot buyers are contractually granted a number of withdrawal rights, even though no significant changes are expected.

However, today I received a call from the developer with the note that there has been a change regarding rainwater drainage by the city. Thus, the intended infiltration on the plots is no longer approved. In addition to the sewage canal, a separate system is to be created, i.e., a separate rainwater canal is to lead the rainwater from the construction area to a nearby body of water.

From the shortness of breath of the lady from the developer, one could clearly hear on the phone that this city decision also involves considerable additional costs for them, which – so my suspicion – will now largely be shifted to the builders.

I understand that in a fully developed construction area the supply lines lie on the plot and development costs are incurred, but…
The sewage canal and rainwater canal are to be laid on the plots up to one meter. The developer charges a fee of €1,100 (sewage) and €900 (rainwater) from the builder for this.
So far so good, but in addition, costs of €5,500 – 6,000 per plot are to be incurred for the actual construction of the rainwater canal, with the note “that one saves the costs of a soakaway for this.”

That would already be €8,000 in incidental construction costs WITHOUT my house even being connected to the canals.
Are costs of this magnitude usual for connection to a separate system?
How expensive is the construction of a "commercially common" soakaway for a single-family house on a flat plot approximately for comparison?

Thank you already for your help,
Peter

Well, there’s no point in knowing the rigole price... you’re not allowed to do it anyway. With the €8,000 you’re definitely doing well. We are also planning with these measures for the next 10-20 years. We were given a probable amount of €13,000. Fortunately, we don’t have to connect afterwards, we insure in the [Sickerschacht].

We have development costs (only the costs for external development without the internal development on our property) of 90€ per sqm. Included are: sewer / water, roads / lighting and compensation areas / parks. If you have a towel-sized 250 sqm property, you pay 22,500€ development costs WITHOUT anything happening on the property itself.

OK, thanks for the assessments.

I’m just surprised that a plot advertised as "fully developed" suddenly jumps from 270 Eur/m² to 290 Eur/m², with an average standard land value of 230-250 Eur/m².

If the development company makes its profit through the increased price per m², where exactly is my room for negotiation? What else can be negotiated?

Thanks,
Peter

So if it is only similar to us, about 0 € ... plots of land are so sought after that you have to line up with 10 other buyers

Hello Peter,

Today, however, I received a call from the development carrier with the indication that there has been a change regarding the rainwater drainage on the part of the city. Thus, the planned infiltration on the properties is no longer approved. In addition to the wastewater sewer, a separate system is now to be created, i.e., a separate rainwater canal should lead the rainwater from the development area to a nearby body of water.
From the gasping of the lady from the development carrier, it was clearly audible on the phone that this decision by the city is also associated with considerable additional costs for them, which – I suspect – are now largely being transferred to the builders.

"Actually," the state building regulations of the federal states recommend infiltration on the property; "actually" in quotation marks, since the respective cities and municipalities are allowed to deviate from this recommendation.

The "gasping" of the clerk will be limited – if she takes the trouble to comprehend the city's decision, she will realize that due to the regulation of the separate system, her salary is again secured for several more years. For the cities and municipalities, a separate system is a money machine, which provides them with regular income from the notice of property tax assessments. The initial investment in the additional canal therefore pays off – not only for the authorized companies that are exclusively allowed to lay the public sewer in public ground :-(

Wastewater sewer and rainwater sewer are to be laid up to one meter onto the properties. For this, the development carrier charges a fee of €1,100 (wastewater) and €900 (rainwater) from the builder.
So far so good, however, an additional €5,500 – 6,000 per property for the actual construction of the rainwater canal is to be incurred, with the note "that one saves the costs of a soakaway for this."

I could regularly lose my temper – you recoup the investment of the soakaway within a few years (of course shorter with EL). You have the separate system stuck to your house until the end of your living time – and the costs for stormwater increase annually; at least when I look at my property tax assessments of recent years. Then there is also the planned recurring inspection of the canal system…

So that’s already €8,000 in ancillary construction costs WITHOUT my house even being connected to the sewers.
Are costs of this magnitude usual for the connection to a separate system?

Yes – we always recommend our builders to plan around EUR 8,000 – 8,500 in this item of ancillary construction costs.

How expensive is the creation of a "commercially usual" soakaway for a single-family house on a flat property, by comparison?

A 1.0 m wide and 1.0 m deep soakaway would have to be about 7.5 m long to ensure drainage. You can save quite a bit of money through EL, so it is difficult to specify costs. If you leave it completely to your civil engineer, I estimate around EUR 2,000 +/- € 500.00.

Before you misinterpret something here: a soakaway does NOT exempt you from connection to the public sewer; you still have to pay the EUR 8,000 – 8,500. However, through the soakaway, you save the “stormwater” portion on your property tax assessment notice.

I am just amazed that a plot advertised as "fully developed" suddenly jumps from €270/m² to €290/m², with an average standard land value of €230-250/m².

"Fully developed" means nothing other than that the connections for sewer, gas, electricity, and water lie in the street preceding the property!

If the development carrier makes its profit through the increased €/m² price, where is my room for negotiation? What can I still get out of it?

Honestly? In your case (desirable location) it tends to be below zero.

Best regards