Frequently asked questions.

buildline is an independent guide to prefab and modular construction in Europe. We compare 24 verified factories across 9 countries, run a competitive tender for your project, and manage the build to keys. We're a service, not a factory — we don't build, we run the project on your side.

No. We don't have a factory. We don't have a building crew. What we have is a verified network of 24 European factories, a process for matching projects to factories, and a team that stays with you from your first brief to hand-over of your house, building or unit.

We're paid the same regardless of which producer you choose — never as a markup on your build, never as commission per contract. That's the whole point of independence: we recommend the best-fit factory, not the one that would pay us most. The tendered quote you get is the factory's real price.

No. Our service is free for the client. Every payment in the project flows directly to the factory under your contract with them. We never sit between you and the factory's bank account.

A local broker is often tied to one or two factories and earns a commission (typically 3–10%) per signed contract. They're paid by who you pick, so their advice has a built-in incentive. We're paid the same regardless of which factory you pick — so we can actually compare them honestly.

Yes. Once we've matched you and you sign, your contract is directly with the factory — we're not a party to it. You can even take a shortlist and run with it on your own. We don't lock you in; our value is the comparison and staying looped in, not standing between you and the factory.

Fill the brief. It's seven short steps and takes about five minutes. You tell us what you want to build, where, and roughly how much you can spend. We come back within a working day with names and indicative quotes from 2–4 factories.

It depends on the direction. Wellness and modular can be 4–7 months total. Private houses are 7–12 months. CLT buildings 10–16 months. Multi-story timber 14–20 months. The /how-it-works/ page has phase-by-phase breakdowns.

Brief and Match: a few decisions — most of the work is on our side. Design and Contract: the active part — you review proposals, compare offers and make the calls. Build: mostly passive for you — the factory produces, we track production and keep you updated. Keys: a day or two for the walk-through and sign-off.

One point of contact at buildline — email, Telegram or a call, whatever you prefer. We track production at the factory and bring you the updates. You don't chase three different numbers; you talk to us, and we chase the factory.

With the factory you pick. Not with us. We help you read the contract, flag anything that needs clarification, and explain trade-offs. But the contract is between you and the factory.

Yes — many clients do. The factory works from your architect's drawings and adapts them to its production system. We make sure that adaptation respects the design intent and the architect stays in the loop.

You can — and what you've paid stays with whatever phase you've completed. Design deposits are usually partly refundable; signed contracts have their own exit clauses (we'll explain those before you sign). At buildline's end, you owe us nothing at any phase.

Because there isn't one. A 120 m² private house in Latvia costs differently than in Bavaria, with different finishes, on different plots. We'd rather publish ranges that tell you the truth than single numbers that lie. Once you fill a brief, we give you a real, specific range from real factories.

Ranges shown on /pricing/ and direction pages cover the Turnkey configuration: structure, envelope, finishes, fitted kitchen and bathrooms, mechanical/electrical/plumbing. They exclude land, site preparation, VAT, mortgage fees and furniture beyond what's fitted. See /pricing/ for the full breakdown.

The usual ones: site geology and access, utility connections, permits and local fees, and VAT. None are truly hidden — we flag the likely ones at brief stage so they don't surprise you later. Land, site preparation and furniture are never inside the range.

Initial indicative quotes during the Match phase are not binding — they're best estimates. The quote in your signed contract (Contract phase) is binding within the change-order rules. We explain those rules before you sign.

Phases 1–2 (Brief, Match) are free. Phase 3 (Design) usually includes a design deposit to the chosen factory, partially refundable. Phase 4 (Contract) triggers 20–30% on signature. Phase 5 (Build) takes 50–60% across production milestones. Phase 6 (Keys) takes the remaining 10–20% on hand-over. Exact schedule lives in your contract.

VAT in the EU ranges from 0% (some renovations) to 25% (Sweden, Denmark, Norway) for new construction. We always quote prices excluding VAT and show VAT as a separate line. Local fees — permits, utility connections, registration — vary by country and are paid separately.

Every factory passes our checklist before they go live in the network, and we re-check annually. The checklist covers active company registration, CE/ETA structural certification, at least 5 verifiable completed projects, a factory facility visit, insurance and warranty review, and a check for active construction-quality disputes. See /why-buildline/ for the full list.

Today, our 9-country network is: Latvia, Lithuania, Estonia, Poland, Germany, Sweden, Norway, Finland and Denmark. We can build in other EU countries — just ask. Outside the EU is possible but case-by-case.

Yes. The shortlist is a recommendation, not a directive. If you already have a factory in mind, we'll fold it in and compare it on exactly the same terms as our partners.

Yes — we run it through the same verification checklist first. If it passes, it goes on your shortlist alongside our partners. If it can't pass the checks, we'll tell you why before you commit.

Your contract with the factory sets the timelines, milestones and remedies — we help you get those in before you sign. If things slip, you have one contact at buildline chasing the factory, honest forecasts rather than optimistic ones, and, if it comes to it, help exiting and moving to an alternative from the network with your design and brief.

Rare, but it happens. Because you pay the factory by milestone under your own contract, you're not exposed to the full project value at once. We help you exit cleanly and pick up with another verified factory — your design and brief move with you.

One of three routes: the factory's own engineers adapt a base model to your brief; your architect's design is adapted to the factory's production system; or, for simple objects, you take a near-standard model with minor changes. We help you pick the route and make sure the design intent survives the adaptation.

Whoever produced the design. It's written into the contract before you sign — including who pays for revisions if something needs fixing. We make sure that line isn't left vague.

A direct contract between you and the factory. We're not a party to it. We read it with you, flag anything unclear — payment schedule, timelines, what's included and what isn't, warranty, change-order process — and help you get it right before you sign.

Yes, through a change-order — but the later you change, the more it costs. A tweak at design stage is hours of work; the same change mid-production is weeks and real money. We help you weigh whether it's worth it.

Permits stay your responsibility — but you're not on your own. We design to your local requirements and can point you to the right local partners. Permit work and groundworks sit outside the turnkey price; timelines run 2–9 months depending on country and project type, and we tell you what to expect before the brief.

We do, together with the factory — route, permits for oversize loads, unloading and on-site assembly, all under one locked contract. Making the logistics land on schedule is our job, not yours to chase.

Usually one to three weeks, depending on distance, country and season. A run within the Baltics or to Central Europe is a few days; the far corners of the EU take longer. It's planned into the schedule, not improvised.

We agree access at brief stage. If a standard truck or crane won't fit, the factory plans around it — smaller modules, a longer-reach crane, or a staged delivery. Far better to know early, which is exactly why it's in the brief.

Yes. Transport of a finished house or its modules is insured for its value, arranged through the factory's logistics. We confirm the cover is in place before anything ships.

The factory builds to the locked specification — production, finishes and structure are theirs to deliver. We track production and quality control at the factory throughout, and define the acceptance criteria with you up front, so problems surface early rather than at hand-over.

That's what the warranty is for. Your contract sets out how claims are handled and within what timeframes. We help you raise a claim with the factory and follow it through.

Warranty terms are set by the factory and vary. Standard for the EU is 2 years on workmanship and 5–10 years on structural elements; some of our partners go to 25 years on the timber structure. We read the warranty with you before you sign.

Yes — and we encourage it for larger projects. Most of our partners host visits by appointment. We help you set them up and prep the questions worth asking.

You keep the full project archive — design documents, specifications, the signed hand-over, equipment manuals and warranties. It's yours. It's also exactly what a future buyer or a bank will want to see, so it holds its value with the house.