Building your own house is a life project for many, but it also brings worries, coordination challenges and unexpected costs. The “turnkey house” model promises a different experience: most of the coordination is handled by a single contractor and you receive a home that is ready to move into upon handover. For busy families, investors managing construction remotely and anyone seeking good control over costs, this approach is often the most sensible and secure choice.
At the same time, “turnkey” does not mean handing over all decisions to others. On the contrary: the key to satisfaction is thorough preparation before signing the contract, a clear scope of work, understanding the construction phases and timely decisions about materials, energy solutions and interior systems. Below you will find essential information about turnkey houses and practical advice to help you choose the best solution for your home.
What Does “Turnkey House” Actually Mean?
In the broadest sense, a turnkey house is a building that you can immediately start living in upon handover (or with minimal additional steps like installing lighting fixtures and furniture). The term is used for new constructions and sometimes for comprehensive renovations of existing buildings when the contractor takes responsibility for managing all phases up to final usability.
However, the level of completion is not always the same. Companies often offer various options – from partial turnkey (usually the 4th construction phase) to full turnkey (5th construction phase). That’s why it’s important not to rely solely on the marketing label but to carefully check the detailed content specification written in the offer and contract.
Main advantages of a turnkey house:
- Unified responsibility and less coordination: instead of chasing multiple subcontractors, you have one main contact.
- More predictable costs and schedule: if the scope is clear, it’s easier to stick to budget and deadlines.
- Less logistical stress and administration: project management, scheduling and quality control are often handled by the contractor.
- Faster project completion: centralized management and fewer communication channels often result in significantly quicker construction.
What Should Be Decided Before Signing the Contract?
Make as many decisions as possible before starting the work. This doesn’t mean you cannot change plans later, but each change may affect the final cost and schedule.
Areas worth clearly documenting:
- Materials and interior finishes: tiles, parquet / laminate / floor coverings, bathroom equipment, paints, finishing profiles.
- Joinery: windows (material, thermal coefficient, shading), interior doors, entrance doors, possible sliding glass walls.
- Installations: heating system (heat pump, gas, pellets, district heating), ventilation with heat recovery, smart installations, preparation for solar panels.
Construction Phases: From Paperwork to Moving In
Labels for construction phases vary slightly between contractors, but here is a commonly used orientation. Use it as a basis and align it with your providers.
- Phase 1 – Preparation and foundations: finalized documentation, staking out, site preparation, excavation of the construction pit, foundations or foundation slab.
- Phase 2 – Basement (if planned): construction of the basement with necessary waterproofing and structural connections.
- Phase 3 – Shell construction + roof: walls / floors, load-bearing elements, roof structure, roofing, sheet metal work (gutters, snow guards, etc.). An extended or “closed” 3rd phase often includes installed windows and entrance doors; some also add basic facade.
- Phase 4 – Technical interior: partition walls, insulation, interior and exterior plaster, rough installations (electricity, water, heating), installation of joinery, solid staircases, special stone or sheet metal roofing finishing works.
- Phase 5 – Finishing works: final floor and wall coverings, painting and glazing works, connection and completion of installations, installation of sanitary equipment, final preparation for moving in.
Partial Turnkey (4th phase) or Full Turnkey (5th phase)?
The choice between the 4th and 5th construction phase depends mainly on your preferences regarding finishing work, budget and control over the construction.
- Partial turnkey (Phase 4): Windows and interior doors are usually installed, basic installations, plastering and cabinets are done. Interior finishes such as floor coverings, tiles, painting and sanitary work are not yet completed, so you can take over these finishing phases yourself or with other specialists.
- Full turnkey (Phase 5): If you want everything finished and ready for immediate move-in without additional worries and coordination, the 5th phase, covering all finishing works, is recommended.
Financially, the final invoice can sometimes be more predictable with full turnkey execution, as you avoid small extra works ordered separately later. On the other hand, partial turnkey can save money if you have access to cheaper material suppliers or prefer to do finishing works yourself.
Warranties, Handover and Complaints
After completing a turnkey house, a technical handover follows. It is advisable to involve an independent expert who thoroughly checks whether the execution complies with plans, specifications and building standards. During handover, a defect report is usually drawn up, which also sets deadlines for corrections. Only after successful elimination of any faults and according to the contract does the final payment occur.
Before handover, ask about warranty periods for structural elements, warranties on installed equipment such as heat pumps, ventilation systems and windows, and conditions for claiming complaints. It is also important to inquire about after-sales support offered by the contractor, as this can save you future hassles.
Common Investor Mistakes
Certain problems can be avoided by being aware of the most frequent mistakes investors make. These errors can cause extra costs, delays and unnecessary worries, so it’s important to recognize them early.
- Too much trust in vague descriptions. For example, if the offer says “tiles up to €30/m²” – what happens if you want more expensive ones?
- Incomplete project documentation. Changes during construction are almost always more expensive than clear decisions before starting.
- Insufficient budget reserves. Recommended reserves are 5–10% for very detailed scopes, 10–15% for less defined projects.
- Poorly coordinated supervision. Even with turnkey houses, it is advisable to have an inspector representing your interests.
Pre-Start Checklist
To quickly check if you are ready to sign the contract, answer these questions:
- Project documentation: Do you have an execution project (PZI) or is the contractor relying only on conceptual design?
- Material specification: Are all key materials defined by quality classes or brands?
- Deadlines: Is there a timeline with phase milestones and interim payments?
- Changes: How are change requests billed (hourly rates, material costs, administration)?
- Insurance: Is the building insured during construction? Who covers damages from storms, theft or vandalism?
How Long Does Building a Turnkey House Take?
Timelines depend on the construction type, building size, site accessibility and seasonal conditions.
- Prefabricated wooden house: rough assembly can take a few days; the entire project (foundations to moving in) ranges from 4 to 9 months.
- Traditional masonry house: usually between 9 and 18 months, depending on complexity, drying times and material availability.
Arranging and Maintaining Your Home After Moving In
Although a turnkey house is technically finished and ready to move into upon handover, life in it is just beginning. After moving in, consider interior furnishings such as custom furniture tailored to your needs and tastes. Planning outdoor arrangements – yard, fences, carports, garden and terrace – is also important.
You may also opt for various smart upgrades such as alarm systems, video surveillance or an electric vehicle charger. Don’t forget maintenance, which is often more intensive in the first years after moving in, as it is advisable to closely monitor the operation and condition of all systems so your home remains flawless and comfortable for many years.
Turnkey House: When Dreams Become Home
A well-designed turnkey house project saves you a lot of time, reduces stress and provides a clearer financial picture. However, construction success is not guaranteed – it requires thoughtful planning, precise specifications and continuous communication with the contractor. When these foundations are firmly laid, you can focus all your energy on truly enjoying your new home.
At Bauta, we believe a timber-frame turnkey home is more than just building a house. It is a shared creation of a home tailored to your lifestyle. That’s why we offer you not just a house but a comprehensive solution that includes professional planning, quality execution and meticulous project monitoring until completion. We enable you a worry-free journey from dream to realization.
