We want to build - what's next? Plot, house manufacturer

Hello,

we want to build a house! But what is the best way to proceed?

We are still looking for a plot of land (there are already a few in the closer selection), but unfortunately our "dream" plot was already sold. We are diligently continuing our search and will surely find something.

Then we visited 4 model house parks. We found 2-3 houses that immediately appealed to us. These were from Weberhaus, Schwabenhaus, and our favorite from Viebrockhaus.

Now you basically have to consider whether you want a solid house or a typical prefabricated house. I have read a lot on the internet and both variants are said to have advantages and disadvantages. Nevertheless, we actually tend to go for a solid house with real bricks (Viebrockhaus), whose overall concept we liked best. - However, it apparently is quite expensive.

Now for the questions:

How should we best proceed? Viebrockhaus seems expensive. We have already obtained a price list, but it is not very informative. Presumably, it will be even more expensive than the price list if you have a few extra wishes (bay window, small changes in the floor plan). Is there a discount on the list price?

Weberhaus also appealed to us, but the floor plan did not fit as well as, for example, with Viebrockhaus. Furthermore, Weberhaus also seems very expensive for a prefabricated house manufacturer. Is that true?

And Schwabenhaus seems much cheaper, but is it also good quality? You find relatively little information on this manufacturer on the internet.

Do you simply go to one provider and get advice? They realize immediately if you have no clue.

How do you best compare the different providers? Each offers such a comprehensive construction description that a layperson can hardly keep track...

Thanks and regards

P.S. Our house is to be built in NRW, near RLP.

The floor plan should not be the most important factor when choosing the construction company. Almost every provider can build you anything.

So far, it is still one of the best ways to find a local general contractor you trust. The advantage is that they know the local conditions, are almost on a first-name basis with the people at the authorities, and all the craftsmen are local to you. In addition, they are often more flexible with your wishes and also better in terms of price, and if something goes wrong, you can confront them directly.

The more complex the house or the plot (e.g., slope) becomes, the more likely you are to lean towards an architect, as more brainpower is required.

However, it also depends on local circumstances. If by chance your favorite architect of the city lives there, who has already made half the street happy, that can be the better choice. It is also possible that all general contractors charge a premium for their service regionally – then a provider from outside the region may be better...

I would just go and knock on the door and ask who the new neighbors built with and how satisfied they were with it.

Final floor plan will be created once you have a plot of land and a development plan.

Weberhaus and probably the others are flexible and you do not have to take the sample floor plan 1:1.

Price comparison is not that simple. Everyone has their own [Bauleistungsbeschreibung] which of course is not standardized.
One has 20 sockets, another 100.
One has tiles for 25 euros, the next for 40 euros in the [Bauleistungsbeschreibung].
For one the waste disposal is included, for another it says client-provided.
One builds according to the Energy Saving Ordinance, the next Kfw 40.

Do you have a room program?
Do you know what you want? What are your must-haves in the equipment.
It may be that in the end the expensive one is actually the cheaper one.

Draw your desired or existing furniture to scale in the floor plans.

Not just bed, wardrobe, chair,
but also the things that concern you individually.
Shoe collection, book wall, billiard table, client's requirements for your study, great-grandmother’s farm cupboard, etc.

Basically, I wouldn't make any concrete decisions without a reserved plot of land.

Of course, you should already make a plan about what are must-haves and what are nice-to-haves.
I would only start detailed floor plan planning once I know the plot and the possible building site -> building orientation, light incidence, path of the sun, etc., so you don't, for example, plan the wonderful living room to face the dark north.

Furthermore, I would advocate for a smaller general contractor; in our current new development area, you can see that the company Viebrockhaus works very quickly and well but is "ambitious" in terms of price.

The smaller general contractors in our building area are not much slower and also work well; they are usually more attractive and "approachable" in terms of price.

We are currently building solidly and classically (Poroton, insulation, brick veneer), which is customary in our area.

Still, we actually tend towards a solid house with real bricks (Viebrockhaus), where we also liked the overall concept best. - Apparently quite expensive though.

Viebrockhaus has good marketing, but they only cook with water as well. "Real" bricks are also used by other construction companies.

Is there a discount on the list price?

Rather not. With a lot of special equipment, a discount can be negotiated. By the way, Viebrockhaus treats its subcontractors just as harshly (if not more) as other general contractors.

Weberhaus also appealed to us, but the floor plan didn’t quite fit as well as, for example, with Viebrockhaus.

Floor plans are adjustable and should definitely only be "chosen" once a plot of land is available.

How do you best compare the different providers? Everyone offers such an extensive construction description that as a layperson you hardly understand anything...

Look yourself and create a table. Instinct also plays a role. A construction service description can also be checked for a few hundred euros, for example by an appraiser or other construction expert. Such a service is offered as a professional service.

Is there a discount on the list price?

No. If there is, it is marked up somewhere else beforehand. (Aside from the widespread bait-and-switch tactic, please sign as quickly as possible, because everything will be 10% more expensive at the next full moon / start of the quarter, to say nothing of that).

Given the full order books of the general contractors in urban areas, the question is rather whether and when you can still get a building slot...

After reviewing the "stylish standard GUs," I would question your own needs. Everything looks nice in the show home (and they often also show special features there), but practical living is often left out. A second laundry/utility room upstairs or space in the hallway for a stroller and such are rather the exception.

For example, we found that nothing in the standard fit us, and then built with a local general contractor freely according to our own concept (and architecturally somewhat off the mainstream). According to our needs—and like everyone else—with a finite budget in the end. Local connection was important to us and worked very well with the subcontractors as well.

And: If you are fans of clinker bricks, I found looking into small ring kiln or coal-fired clinker brick manufacturers with genuine "uniques" very helpful and worthwhile (even if, as so often, that comes with an extra charge).

Oh yes, "finished" landscaping unfortunately costs a lot more. Material for DIY too. So plan a good amount of money for that as well.