Structural shell 2026: what it includes, how long it takes and what it costs

The structural shell is the load-bearing skeleton of a house. It covers foundations, external and load-bearing walls, floor slabs, the staircase, the roof structure and the roof covering. Once the shell is finished the house stands, is roofed and is protected from rain — but nobody can live in it yet.

This is the stage where client and contractor most often misunderstand each other. The term sounds simple, yet every company includes a slightly different scope. So let us start with what the shell does and does not cover.

What the shell includes

• Earthworks and foundations — excavation, strip footings or a raft slab, damp-proofing, service penetrations
• Vertical structure — external walls, internal load-bearing walls, lintels, ring beams
• Horizontal structure — floor slabs over each storey, staircase
• Roof structure and covering — trusses, battens, underlay membrane, roof covering, flashings, gutters
• Chimney, where the design includes one

What the shell does not include

This is the list that causes disputes at handover. None of it is part of a standard shell price:

• Partition walls, plaster, screeds and floor finishes
• Water, drainage, electrical and heating installations
• Insulation and facade
• Windows and entrance doors — this is the dividing line between an open and a closed shell
• Utility connections on the plot and their fees
• Design, building permit and site supervision
• Landscaping, fencing, paths and paved areas

Open versus closed shell

There is one difference, and it matters financially: the openings. An open shell leaves window and door openings empty. A closed shell has them fitted, so the house can be locked and work can continue inside in the dry, even through winter.

Option	What it adds	Indicative price per m² of floor area
Open shell	foundations, walls, floors, roof structure, covering	CZK 15,000 – 20,000 per m²
Closed shell	plus windows and entrance doors	CZK 18,000 – 24,000 per m²

Our rates start at CZK 14,000 per m² for an open shell and CZK 17,000 per m² for a closed one. A detailed breakdown is in what a structural shell costs, and full rates are in the 2026 construction price list.

Recommendation: if you are finishing the house yourself and the build runs into winter, the closed option pays for itself. You recover the difference by being able to work inside regardless of the weather.

The stages in order

1. Setting out and topsoil strip — 1 to 3 days
2. Excavation and foundations — 2 to 3 weeks including curing breaks
3. Damp-proofing and base slab — about a week
4. Ground floor masonry — 2 to 4 weeks depending on area and material
5. Floor slab and ring beam — 1 to 2 weeks
6. Upper floor masonry or gables — 2 to 3 weeks
7. Roof structure — 1 to 2 weeks
8. Roof covering and flashings — 1 to 2 weeks
9. Fitting windows and doors on a closed shell — a few days

For a typical family house that adds up to 3 to 5 months of continuous work. Delays usually come from weather, window lead times and waiting for a crane when floor panels are used.

What a shell costs in 2026

Situation	Indicative price
120 m² bungalow, closed shell	CZK 2.1 – 2.7 million
140 m² two-storey house, closed shell	CZK 2.5 – 3.4 million
Share of a turnkey house price	roughly 50 – 55%
Per m³ of enclosed volume	CZK 4,500 – 6,500 per m³

Prices exclude VAT, the plot and utility connections. Floor area converts to enclosed volume with a factor of roughly 3.3 to 3.8, depending on storey height and roof shape.

Turnkey shell

This means the contractor delivers the entire shell as one result for one contract price — from excavation to a finished roof. You do not have to appoint individual trades, buy materials or coordinate the sequence between them.

The upside is a fixed price and a single responsible contractor. The downside is less flexibility along the way. If you are deciding between a shell and a complete turnkey house, both routes are compared in shell or turnkey house.

Handover checklist

1. Dimensions against the drawings — wall lengths, clear heights, opening positions. Deviations show up later in windows and kitchen units.
2. Plumb and flatness of masonry — a two-metre straightedge and a level. Usual tolerance is 5 mm over 2 m.
3. Damp-proofing — continuity, correct height above ground, sealed penetrations.
4. Slab bearing and ring beam — as designed by the engineer, not by eye.
5. Roof structure — joints, fixings, timber treatment, correct pitches.
6. Covering and flashings — laps, abutments, working drainage.
7. Service penetrations — in the positions shown and not cast over.
8. Clean-up and waste removal — who pays should be in the contract.

Sign the handover record only once defects have been cleared. Photograph the work as it goes, especially before anything is covered up.

Common mistakes

• Not asking whether the quote is for an open or a closed shell. The gap is typically CZK 300,000 to 500,000.
• No itemised budget. A single lump sum will not tell you whether the roof covering is included or only the battens.
• Underestimated earthworks. On a slope or in poor ground these grow fastest.
• Scaffolding, crane and site facilities left unaddressed. Ask who pays for them.
• Building through winter without closing the openings. Wet masonry takes months longer to dry.

Frequently asked questions

Can you live in a shell? No. There are no services, floors, plaster or heating. The house is roofed but not habitable.

How long does a shell need to dry? For masonry construction allow 2 to 6 months depending on material and season. Plastering and floors should not start before it has dried.

Is the chimney included? Usually, but not always. Check the budget.

What is enclosed volume? The volume of the house in m³ including its structure. It is used to compare quotes quickly regardless of layout.

We build structural shells in Prague and the Central Bohemian Region at a fixed contract price. Get a guide budget for your house in the calculator below, or write to us and we will go through the design together.