Single-family house construction description - experiences?

Hello,
I have been reading here passively for a little while now and as my construction project is becoming more and more concrete, the questions are piling up. I would be grateful if you could give a first assessment of the following offer.

We are planning a single-family house, whereby the house (two-story, 123 sqm) is estimated by the construction company at just under €190,000.
Now our question is whether this is a realistic calculation. The following services would be included:
- Floor plan design with architect
- Surveying
- Basement slab; exterior walls made of Poroton (36.5 cm... optionally also expanded clay + insulation), light plaster
- Interior walls made of Poroton or expanded clay with smooth plaster
- Ceilings in reinforced concrete (filigree ceiling, DX ceiling)
- Gable roof
- Windows and patio door (double glazing)
- Front door, interior doors, solid wood staircase
- Underfloor heating on the ground floor and upper floor
- Complete chimney system
- Hot water - domestic water heating via a solar system
- A sun terrace with an area of 12 m²
- 10 m² of composite paving as a path to the house
- Floor tiles on the ground floor - kitchen, entrance area, utility room, & guest WC (= 15 m²)
- Wall tiles as kitchen backsplash with 4.5 m²
- Upper floor bathroom - floor (10 m²), walls all around at a height of 2 m (26 m²)
- All floor areas not covered with tiles are laid with laminate (86.5 m²)
- Walk-in shower system
- Sanitary facilities (WC, bathtub, washbasin)
- Electrical installation
- Additional costs for the connection of drinking/sewage water, gas, electricity are already included as a lump sum (€15,300).

We would undertake the painting work ourselves.
The conversation with the construction company was very pleasant, but since we are beginners in the field, it is difficult to assess how realistic this offer is :confused:. Many thanks for your assessments!

Hello, not much can really be derived from your information. One would need to know the complete construction description and the plans.

If I subtract the services that are above a lowest construction description of turnkey builders here, there is still a price of 1300 €/m² per square meter, and that is not exactly a cheap price.

What irritates me about your entry, however, is something else: "The conversation with the construction company was very pleasant," what else should it be, after all, you are a potential customer with whom a contract is supposed to be concluded. How messed up would someone be if they behaved differently in an initial interview. Moreover, you probably spoke with a salesperson who likely lives exclusively from the conclusion of construction contracts.

That doesn't say anything for the future for the time being. It can continue to go well, but it doesn't have to.

From the way you write, you seem to me to be a novice in house construction. Why do you all make the mistake of believing that you are capable of making the biggest investment of your life without professional support. Certainly, such a professional companion costs money, but saving a few thousand only to burn tens of thousands later. Not to mention the human disasters behind it.

When you see the house construction catastrophes on television and the poor builders are pitied like that, it makes my blood boil. Of course, what is seen and heard there is intense, but most of it could have been prevented with prior professional support. In the end, everyone fell for the nice advisor.

Not to be misunderstood, the majority of turnkey builders do a good job, but the black sheep are not dressed in black and they don’t make a "baa" sound either.

Warm regards Friedrich

I still need to add something. My statement about the price here means without a basement with a slab. You didn’t write anything about the basement. If there is a basement, then it’s rather OK.

What made me a little suspicious is the term "Sonnenterrasse". What is that? It’s simply a paved terrace. That’s how a technician or engineer would describe it. The addition of the word "Sonne" is meant to give you as a customer a positive feeling. That’s what the marketing man or woman writes.

What I just want to say is that producing a pleasant feeling as long as you haven’t signed the contract is standard procedure for everyone.

So before you take on the venture of building a house, questions, research, questions, research, etc. to get yourself prepared but a forum like this cannot do that either. Find an advisor you trust.

Regards Friedrich.

Hello,

We are planning a single-family house, whereby the house (two-storey, 123sqm) is estimated at just under €190,000 by the construction company.

At first glance, I wanted to say that the estimated price is too high, but based on the items included in the scope of delivery, the price “seems” to be correct. “Seems” because I don’t know the BB and initially assume a reputable provider. However,

windows and terrace door (double glazing)

is a no-go, especially against the background that the upgrade really does not cost much money.

gas, electricity are already included as a flat rate (€15,300).

Accordingly, the actual house including some ancillary services costs €176,500. Considering the sqm details, the offered price fits, because smaller houses require a higher price per sqm than larger houses; this is due to the fact that with an increase in size, the installed technology only changes marginally.

the conversation with the construction company was very pleasant, but since we are novices in the field, it is difficult to assess how realistic this offer is

I sense a certain bitterness from my predecessor, yet he is right on one point. Since you are truly absolute laypersons – by the way like 95% of builders – you should seriously consider having all documents reviewed externally.

In my answer to you, I assume a reputable provider, but it could also be different. This would become clear at the latest from the BB and the contract for work including payment plan. You can get such an evaluation from different parties, starting for example from TÜV, an expert office, a lawyer, or also from an assessment like the one I offer. Prices vary between net €500.00 and negotiated hourly wages; nevertheless it is well-invested money that will protect you from a financial loss!

If you enter the further discussions with your provider equipped in this way, you will find out whether the consultation remains “pleasant.” Above all, you will have an overview of the total expected costs of the project as well as the expected incidental construction costs, which cannot be conclusively quantified based on your information here ;)

Best regards

No, my construction expert, you cannot hear any bitterness in that. I am not a house builder, but I know the sales of both prefabricated houses and brick houses from both the technical side and the sales side. I know the methods from both the positive and the negative side. All of this for 35 years now.

If you ever watch the terrible construction reports on television, you can always notice one thing, the beginning was the nice consultant. The majority of these horrible things could have been prevented if a neutral, professional consultation had preceded. I hope we agree on that.

As for the price, I do think it is relatively high. If I calculate the few services that are above the lowest standard of a construction description with a foundation slab and without painter and floor coverings, I come to €1300/m² and I think that is already very high, at least for a brick house. It can be done cheaper with the lowest construction description. But as you have noted, that only works if you know all the facts.

What I do not like is that this forum is suitable for offering your own service???

Regards, Friedrich.

No, my construction expert, you cannot hear any bitterness there. I am not a home builder, but I know the sales of both prefabricated houses and stone houses from both the technical side and the sales side. I know the methods from both the positive and the negative side. That for already 35 years.

Fine, I for a good 16 years; then the users here can enjoy further advice. It would be nice, however, if you - instead of a nickname - would post here with your real name, or at least introduce yourself through your profile ;)

When you watch the terrible construction reports on TV, you can always notice one thing: the start was a nice consultant. The majority of these terrible things could have been prevented if a neutral, expert consultation had preceded. I hope we agree on that.

Where you have been active in this industry for 35 years, this answer irritates me greatly. It seems you have currently forgotten that every "pot" finds its "lid." There are not only black sheep on the seller/provider side but also on the customer side. My professional years have taught me that a certain character group of people always finds each other; it is no different in house construction. If it were otherwise, every builder would forgo the supposed kitchen/an increase in sanitary equipment and instead commission independent advice both before and during the construction project. Then there would also not be the abundance of construction reports on TV that you mentioned at the beginning :rolleyes:

As far as the price is concerned, I do think it is relatively high. If I calculate the few services that are below the lowest standard of a construction description with foundation slab and without painters and floor coverings, I come to 1300 €/m² and I think that is already very high at least for a stone house. It is cheaper with a lowest construction description. But as you pointed out, that only works if you know all the facts.

You dare a bit, considering that you do not know the construction description...

What I don’t like is that this forum is suitable for offering your own service???

I assume this remark is aimed at me. I am a mod here in the forum; there is an introduction about me and my service under the welcome page. Every user - you included - can form an impression of my person/experience. I certainly do not advertise; however, I answer inquiries addressed to me and also offer my help; I see no objection as long as a prospective builder does not suffer financial loss because of it.

Maybe you should read some of my answers here in HBF; then your superficial impression will relativize itself ;)

Kind regards