ᐅ New Construction of a House with a Basement on a Sloped Lot – Construction Costs?
Created on: 3 Oct 2017 09:35
H
hausinformerH
hausinformer3 Oct 2017 09:35Hello,
I’m new here and have a few questions right away.
Slowly, the desire to own my own house is growing.
We have inherited a plot of land (an old house still stands on it and needs to be demolished), which has a steep slope. The dimensions are approximately 30m x 15m (98ft x 49ft) with an elevation difference of about 4-5m (13-16ft) on the shorter side (estimated). In addition, we live in Baden-Württemberg in an earthquake-prone area.
The house is planned to be about 12 x 10m (39ft x 33ft). A basement is essential and probably advisable given the slope.
We are interested in understanding the approximate building costs. Also, whether it makes sense or is even possible to build new houses on such a steep slope. Otherwise, we would have to look for another plot, but land is quite scarce in this area.
Best regards
I’m new here and have a few questions right away.
Slowly, the desire to own my own house is growing.
We have inherited a plot of land (an old house still stands on it and needs to be demolished), which has a steep slope. The dimensions are approximately 30m x 15m (98ft x 49ft) with an elevation difference of about 4-5m (13-16ft) on the shorter side (estimated). In addition, we live in Baden-Württemberg in an earthquake-prone area.
The house is planned to be about 12 x 10m (39ft x 33ft). A basement is essential and probably advisable given the slope.
We are interested in understanding the approximate building costs. Also, whether it makes sense or is even possible to build new houses on such a steep slope. Otherwise, we would have to look for another plot, but land is quite scarce in this area.
Best regards
K
Karlstraße3 Oct 2017 10:13You really have to like it – we are deliberately building on a slope because we like the plot and the view so much. Together with the architect, we positioned the house so that we will only have about 550m3 (700 cubic yards) of excavation – which can be removed by the municipality for €6.50 per m3 (€6.50 per cubic yard). In general, anything can be built, no matter how steep – it’s always a question of budget. Especially on a sloped plot, a standard design house would be a wasted opportunity, because there are really great chances to “combine” the site and the house.
But if you have to demolish anyway, perhaps the foundation is still intact. Or do you want to position the house in a different location?
But if you have to demolish anyway, perhaps the foundation is still intact. Or do you want to position the house in a different location?
H
hausinformer3 Oct 2017 10:18No, the house is supposed to be built in the same location, even if it is a bit smaller. The old one is over 15 meters (over 49 feet) long. (old farmhouse with barn)
The question is whether it is allowed to build the new one so close to the property boundary again?
The question is whether it is allowed to build the new one so close to the property boundary again?
For a new building permit / planning permission, you must comply with the current legal requirements, including the applicable setback distances.
First, find out which building regulations (development plan, integration requirement?) you need to follow to get an idea of your future house.
With a plot width of about 15 m (50 feet), and setback distances of 2 x 3 m (6.5 x 10 feet), only about 9 m (30 feet) of exterior width remains for the house. This is definitely feasible but makes a practical interior layout more challenging, especially if you plan without an architect (and it is somewhat far from your desired dimensions of 10 x 12 m (33 x 39 feet)).
First, find out which building regulations (development plan, integration requirement?) you need to follow to get an idea of your future house.
With a plot width of about 15 m (50 feet), and setback distances of 2 x 3 m (6.5 x 10 feet), only about 9 m (30 feet) of exterior width remains for the house. This is definitely feasible but makes a practical interior layout more challenging, especially if you plan without an architect (and it is somewhat far from your desired dimensions of 10 x 12 m (33 x 39 feet)).
hausinformer schrieb:
No, the house should be built in the same location, even if it is somewhat smaller. I would consider carefully reusing the basement entirely or partially, as long as it is still suitable.
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Additional costs might initially include potentially higher safety measures and extra time because the excavator has to operate more carefully due to the steep slope, as you mentioned.
Excavation should no longer be necessary if there is already a house with a basement on the site, right?
Could you not keep the basement and waterproof it again?
Otherwise, the amount of excavation would be less than with a flat plot since about half of the volume is above ground.
We use the excavation from our slope to fill in a terrace in the upper area.
However, reinforced concrete retaining walls and gravel surfaces are partially necessary, so only part of the excavation can be used directly for the terrace area. The rest of the excavated material creates a small grassy plateau.
If the house is going to be smaller anyway, keeping the basement would also give you enough space for a cavity wall construction that allows for mineral wool insulation instead of the traditional polystyrene insulation. The outer leaf could be built with masonry and plastered, or the outer leaf could be brick.
Many costs can also arise in the further landscaping.
Many construction companies and architects have estimated a flat additional charge of up to €50,000 for "extra earthworks due to the slope."
I think they were not very experienced with building on slopes and estimated a lot of risk.
However, we also found contractors who saw no problems at all and did not estimate any extra charges.
But for that, we had to visit many providers.
Excavation should no longer be necessary if there is already a house with a basement on the site, right?
Could you not keep the basement and waterproof it again?
Otherwise, the amount of excavation would be less than with a flat plot since about half of the volume is above ground.
We use the excavation from our slope to fill in a terrace in the upper area.
However, reinforced concrete retaining walls and gravel surfaces are partially necessary, so only part of the excavation can be used directly for the terrace area. The rest of the excavated material creates a small grassy plateau.
If the house is going to be smaller anyway, keeping the basement would also give you enough space for a cavity wall construction that allows for mineral wool insulation instead of the traditional polystyrene insulation. The outer leaf could be built with masonry and plastered, or the outer leaf could be brick.
Many costs can also arise in the further landscaping.
Many construction companies and architects have estimated a flat additional charge of up to €50,000 for "extra earthworks due to the slope."
I think they were not very experienced with building on slopes and estimated a lot of risk.
However, we also found contractors who saw no problems at all and did not estimate any extra charges.
But for that, we had to visit many providers.
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