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Calculate ancillary construction costs correctly
Calculate ancillary construction costs correctly

Video: Calculate ancillary construction costs correctly

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Video: How To Accurately Estimate Property Development Building Construction Costs | For Beginners 2023, January

The ancillary construction costs are not trivial - builders have to factor in many additional costs in their financing: brokers and notaries, real estate transfer tax, connections for electricity and water are just a few of the upcoming items.

Ancillary construction costs are by no means secondary. They have a considerable share of the total expenditure for the construction project. Expect around 15 to 20 percent additional costs in addition to the costs for the actual house construction.

The fees for the notary and the tax office can be overturned very quickly. It becomes more complex with the electricity and water connections, because the amount of these additional costs depends on the individual effort that the location and the construction project entail. Under the best conditions, the builder may get away a little cheaper than planned, but the ancillary costs can also be significantly more expensive.

To get solid funding, you need to know what your overall project will cost. Therefore, you should definitely determine the actual incidental construction costs at an early stage. An architect or an independent building surveyor can assist the builder and provide security.

Most private builders, however, commission a general contractor to carry out their construction project. If this is the case, the builder should have the construction contract checked by an independent expert before signing it, who will also help laypersons to understand the technical language. In this way, he can get an early overview of what work the construction company is doing and which tasks he should take on as the client. This protects against expensive surprises.

Overview of ancillary construction costs

Property Land register entry, broker commission, real estate transfer tax, notary fees
preparation Building site appraisal, property survey, building permit
During construction

Development costs, electricity / water construction site, insurance, building surveyor, carport / terrace, outdoor facilities

Building site Site clearing, tree felling, access to the construction site

The following illustration includes the usual additional costs for building a house. However, they are only a rough overview, because depending on what is in the construction contract, further items may be added. You determine the actual additional costs individually for your construction project.

Service charges for the property

  • Brokerage commission: Most builders get support from a broker when looking for building land. A brokerage commission is therefore payable in addition to the property price. The amount of these brokerage fees is not set by law, but varies between three and seven percent of the purchase price in Germany, depending on the region. The buyer almost always has to pay 19 percent VAT on the commission.
  • Real estate transfer tax: Anyone who buys a property must also pay real estate transfer tax, the amount of which varies depending on the federal state. Buyers in North Rhine-Westphalia, Schleswig-Holstein, Thuringia, Brandenburg and Saarland pay the most, namely 6.5 percent of the property price. Builders in Bavaria and Saxony pay the least, at 3.5 percent.
  • Notary fees: The services of the notary cost around 1.5 to 2 percent of the purchase price. The notary certifies the purchase and usually also takes care of the entry in the land register.
  • Entry in the land register: Only with the entry in the land register does ownership of the property pass to the buyer. The land registry office also charges fees, not only for registration: the credit institutions secure their financing with a mortgage or mortgage. Their registration costs roughly 1 percent of the loan with the notary and the land registry.

Ancillary construction costs before building a house

Soil report: In order to determine whether the plot is suitable for his building project at all, the builder needs a site report. As a rule, the appointed surveyor drills to check what the soil is like. For standard surveys, a building site survey costs between 500 and 1000 euros

Baugrund-Gutachten in den Baunebenkosten
Baugrund-Gutachten in den Baunebenkosten

The building site report provides information about the nature of the soil, its load-bearing capacity and composition, as well as possible groundwater problems.

Photo: Association of Private Builders (VPB) - Regional Office Koblenz

  • Real estate measurement: To apply for a building permit, you need a qualified site plan of the real estate. To do this, a plot of land is necessary, which is created by a surveying engineer. The official surveyor also checks whether the planned building complies with the required border distances. This is particularly important on smaller lots. When the house is finished, the client hires the surveyor again to measure the new building for the land registry office. Overall, the expenses for this work can add up to 3000 euros.
  • Building permit: How much the building permit costs depends on the fee schedule of the respective municipality or building authority. Sometimes builders need special permits for technical systems, for example for a heat pump. If you are planning a single-family house, you should calculate around 800 euros for the building permit.

Construction site preparation costs

  • Site cleaning: Before the construction can begin, the site must be cleaned. The costs for this depend very much on the local conditions. Do you still have to demolish a building on the property? Are earthworks necessary, for example for a construction pit or to level the ground? How much rubble or excavation has to be removed? What does waste separation cost?
  • Tree felling: removing vegetation also costs money. To fell trees you may need a permit. For each tree in the way, fees of around 500 euros may apply.
  • Access to the construction site: Heavy construction site vehicles need suitable access to the site, which the builder normally has to take care of. For this purpose, he has a construction road built from gravel, for example. If there is already a paved path to the construction site, the builder must protect it from damage. You should plan around 1000 euros.

Service charges during construction

  • Electricity / water for the construction site: The companies often pass on the costs for water and electricity for the construction site to the builders, although the construction company should actually take over the turnkey construction. The electricity costs for the work on a single-family house are around 100 euros. In winter it gets more expensive because the construction site heaters are running. The builder pays rent for the construction kit provided by the electricity supplier. A lot of water flows on a construction site, especially when the foundation is laid. For the water consumption one should estimate costs of around 400 euros.
  • Development costs: Every house needs fixed connections for electricity, water and telephone, in many cases also for gas. The development costs are a big item on the list of ancillary construction costs. In any case, you should count on 5000 euros, in complex cases 10, 000 euros and more - for example, if the house is far from the public road, because then the distance to the connection points is long.
  • Special insurance: The most important policy when building a house is the owner's liability insurance. It takes effect when construction workers or construction site visitors are injured and protects the building owner against claims for damages. No builder should also do without a fire shell insurance - fire, lightning or explosion can seriously damage a shell. The client can also insure himself against theft and against damage caused by rain, hail or storm. In the package, insurance coverage costs around 1000 euros.
  • Building surveyor: In order to ensure independent construction control, most private builders hire a building surveyor. This expert accompanies the construction project. He regularly checks the construction site and can identify defects at an early stage. The specialist is also at the client's side during the building inspection. Depending on the region, you should plan an hourly rate of up to 100 euros. Builders should make sure to hire an actually independent expert and not a consultant provided by the construction company. However, you naturally pay for this independence out of your own pocket.
Der Bausachverständige wird in den Baunebenkosten einkalkuliert
Der Bausachverständige wird in den Baunebenkosten einkalkuliert

An independent building surveyor must be paid out of his own pocket. To this end, he accompanies clients with his specialist knowledge.

Photo: Association of Private Builders (VPB)

  • Carport and terrace cost extra, and the outdoor facilities are usually not part of the actual house construction either. If the budget is tight, you can do without garden design and garage first. However, it is usually necessary to pave the way to the front door or to concrete the entrance. For a single-family house, expenses of up to 10, 000 euros are to be estimated. Particularly complex outdoor facilities can of course cost a lot more.
  • Additional items: There are also additional costs that are not directly part of the house construction: moving, renovation of the old apartment, possibly repeated travel expenses to the construction site, entertainment such as farewell to the old location, debut at the new location, topping-out ceremony and tips for the craftsmen … Talk to your LBS and Sparkasse advisor about these points - then you will also find a solution. The mortgage calculator at LBS is also a good preparation for this discussion.

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