Turnkey construction / self-employed / additional sockets

What would be a good cut? Or rather, what is understood by a closed shell construction, what does it include?

The SuFU or a search engine will help here!

....I would then have to organize the coordination of the activities after the shell construction myself, or who does such a thing? Would I then have to commission an independent construction manager?..

Both are possible, depending on your own skills!
Such an approach is certainly not convenient, but overall very economical! Question: What prevents your fixed price provider for the closed shell from also submitting an offer for the remaining completion, e.g. for interior plaster? Nothing!
Convenience and maximum economy just don't go together!, or rather exclude each other! Here you have to decide!

...For a 160 sqm single-family house, I pay the general contractor between 310,000 and 320,000 euros for turnkey.
The plot is not included, we already have that.

Exactly, the later excessively high energy consumption costs are completely unknown to you!

Best regards

My recommendation: Closed shell construction at a fixed price from a general contractor/general builder! Heating and domestic hot water, electricity, controlled residential ventilation, if at all needed, after external basic investigation/planning/dimensioning/ => awarding of contract!

Hello €uro,

Question: What prevents your fixed-price provider for the closed shell from also submitting an offer for the remaining work, e.g., for interior plastering? Nothing!

Every reputable provider I know has no problems with that.

My recommendation: Closed shell at a fixed price from a general contractor! Heating and domestic hot water, electrical work, controlled residential ventilation, if at all needed, after external basic investigation/planning/dimensioning/ => awarding the contract!

That is very bold of you; especially since you don’t know whether the original poster is willing and able to coordinate the subsequent trades at all.

By the way, it’s the exact opposite. If the original poster is able to build a complete shell on their own—and only then—they achieve the highest possible savings. If only rudimentary knowledge is present and no experienced architect in awarding contracts, they should stick with a general contractor. That’s what this industry is for; that they don’t work for free and aim to make a profit is something the tax office assumes and, in my opinion, goes without saying.

Rhenish regards

Hello,

What would be a good cut? Or rather, what is meant by a closed shell, what does it include?

I don't know what you mean by "good cut"; but it is obvious by now that you are looking for the cheapest solution.

A closed or also refined shell is the masonry itself, the carpenter's work, the roofer's work, the window trade including front door as well as exterior plaster or brick veneer. Further remarks can be found in my answer to €uro.

I would then have to organize the coordination of work after the shell myself, or who does that? Would I then have to hire an independent construction manager?

I hardly think you can do that. You don't have to; this task is taken over by the architect of your trust for you. You need a construction manager anyway or can you recognize the weak points in the building? I would always recommend an external one, so not the architect in a single-person role.

Maybe one more thing – the construction projects known to me, which were built this way, have not really become cheaper in the end. The materials used are perhaps somewhat more valuable, but that's about it.

For a 160 sqm single-family house, I pay the general contractor between 310,000 and 320,000 euros turnkey.
The plot is not included, we already have that.

For which equipment?

Rhenish regards

Hello,

Hello €uro,...With that, every reputable provider known to me has no problems.

Obviously, since the rebate for unused services does not represent any economic countervalue to the actual value of the rebate!
How stupid do they actually think inquirers are?

...That is very brave of you; especially since you don’t know whether the OP is even willing and able to coordinate the subsequent trades...

Correct, that is his problem, therefore he should rather rely on independent and objective advisors instead of falling for a commission-dependent turnkey/general contractor seller! Sorry for disturbing your circles with this!

...it is exactly the opposite. If the OP is able to complete an entire shell construction independently - and only then, the highest possible savings result for him. ...

Completely wrong, which obviously contradicts the interests (revenues) of a turnkey/general contractor! You must be some kind of representative for them, right?
For a closed shell at a fixed price, no independent management is required!!!

Best regards.

Hello €uro,

Logically, because the rebate on unused services does not constitute any economic counter-performance to the actual value of the rebate!
How stupid do you actually think inquirers are?

Who has gotten on your nerves today?

What speaks against the client asking for an offer both for a refined shell construction and the turnkey house during the offer preparation? At this point, this still has nothing to do with rebates but is a classic case of supply and demand.

Correct, that is his problem, so he should rather rely on sales-independent and objective consultants instead of falling for a commission-dependent GU/GC seller! Sorry for disturbing your circles with this!

Whatever you may imagine by "my circles"?

I understand - or at least I think I do - your intention and your frustration, as there are quite a few bad apples in our industry. But there are far more with a clean slate than your posts here often suggest! It is initially up to the client himself to decide for which provider with what pricing and services he chooses. Your frustration should in my opinion primarily be directed at the (failings of the) client himself.

Completely wrong, which obviously contradicts the interests (income) of a complete GU/GC! Are you not a representative for this?

€uro - sorry, but you really have no clue about this. The biggest savings for a client come from building the shell structure with his own hands. If he buys a closed or even refined shell from the GU/GC, he does not achieve any significant savings with the subsequent trades. The margin is earned upfront in this kind of business!

For a closed shell at a fixed price, no self-management is needed at all!!!

So you are of the opinion that every layperson is able to build a shell construction entirely on their own and without professional supervision? Because I wrote about nothing else than constructing the shell trade completely in self-management (with one’s own labor); exclusively, if the corresponding knowledge is available.

Rhine regards