ᐅ Insulation of a Detached Semi-Detached House – Experiences?
Created on: 8 Jul 2018 20:59
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MoeTavernM
MoeTavern8 Jul 2018 20:59Hello everyone,
I am interested in purchasing a currently detached house that is planned as a semi-detached property. The shell construction is already in place. My concern is the insulation of the house wall facing the yet-to-be-built neighboring house, given that it is completely uncertain whether the second semi-detached unit will ever be built.
The developer plans to insulate and plaster the wall in question with the soundproofing insulation typically used between two semi-detached houses, which is part of the house’s KfW55 energy efficiency rating. However, this insulation is only 6cm (2.4 inches) thick. The insulation on all other walls is 16cm (6.3 inches) thick. I am not a professional, but I assume that in this way I would have significantly poorer insulation, and in my understanding, the house would no longer comply with KfW55 standards. Using 16cm (6.3 inches) insulation here would lead to building violations. The neighbor had originally agreed to sell the land for the second unit to the developer but later withdrew, as they did not want to reduce their garden so much.
I am now uncertain because a) I don’t know what I should negotiate regarding the insulation, and b) I have no certainty whether a house—and if so, what type and quality—will ever be built directly next to my potential home.
I would appreciate any advice. I am happy to provide more information if needed.
Best regards,
Moe
I am interested in purchasing a currently detached house that is planned as a semi-detached property. The shell construction is already in place. My concern is the insulation of the house wall facing the yet-to-be-built neighboring house, given that it is completely uncertain whether the second semi-detached unit will ever be built.
The developer plans to insulate and plaster the wall in question with the soundproofing insulation typically used between two semi-detached houses, which is part of the house’s KfW55 energy efficiency rating. However, this insulation is only 6cm (2.4 inches) thick. The insulation on all other walls is 16cm (6.3 inches) thick. I am not a professional, but I assume that in this way I would have significantly poorer insulation, and in my understanding, the house would no longer comply with KfW55 standards. Using 16cm (6.3 inches) insulation here would lead to building violations. The neighbor had originally agreed to sell the land for the second unit to the developer but later withdrew, as they did not want to reduce their garden so much.
I am now uncertain because a) I don’t know what I should negotiate regarding the insulation, and b) I have no certainty whether a house—and if so, what type and quality—will ever be built directly next to my potential home.
I would appreciate any advice. I am happy to provide more information if needed.
Best regards,
Moe
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nordanney8 Jul 2018 22:24Uh – a semi-detached house is planned (with building permit / planning permission and everything), but then it is not built after all? Does the building permit still apply in that case (party wall construction)?
Whether it will still be a KfW 55 house should depend on the corresponding calculation. And the calculation depends on the development.
So your developer should be able to provide you with a written answer including all information and calculations.
Apart from that, you will have no influence on the neighbor’s development.
Very suspicious construction project. "Has assured" – and then already starting with the first half?
Whether it will still be a KfW 55 house should depend on the corresponding calculation. And the calculation depends on the development.
So your developer should be able to provide you with a written answer including all information and calculations.
Apart from that, you will have no influence on the neighbor’s development.
Very suspicious construction project. "Has assured" – and then already starting with the first half?
MoeTavern schrieb:
I am not an expert, but I assume that this method will result in significantly worse insulation and, based on my understanding, the house cannot be considered a KfW55 standard building. Insulating with 16cm (6 inches) would lead to an encroachment. The neighbor originally promised the developer to sell the land for the second half but then backed out because they did not want to reduce their garden that much after all. I don’t think you need to be an expert to see that this situation is likely looking for someone to take the blame.
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Caspar20209 Jul 2018 05:34First of all, I have to say I’m a bit surprised by some of the comments here. At least in North Rhine-Westphalia (NRW), a semi-detached house is considered an independent dwelling. Each unit has its own building permit (planning permission). In our region, semi-detached houses are quite common.
Our house is also built as a boundary development; on that side, however, it is not a cavity wall but made of thicker bricks and smoothly plastered. The house has been standing since 1995. Next to it is a garden that will presumably remain indefinitely.
The insulation between the two units is basically just for separation.
If you are really interested in the semi-detached house, get a building surveyor involved. Not just because of that shared wall, but also because of everything else.
Regarding point b): Is there a development plan for the area? If yes, what does it stipulate? There are often some requirements, but in principle, you are quite free to design your semi-detached house.
And what concerns do you have regarding the quality of the missing semi-detached unit?
Our house is also built as a boundary development; on that side, however, it is not a cavity wall but made of thicker bricks and smoothly plastered. The house has been standing since 1995. Next to it is a garden that will presumably remain indefinitely.
The insulation between the two units is basically just for separation.
If you are really interested in the semi-detached house, get a building surveyor involved. Not just because of that shared wall, but also because of everything else.
Regarding point b): Is there a development plan for the area? If yes, what does it stipulate? There are often some requirements, but in principle, you are quite free to design your semi-detached house.
And what concerns do you have regarding the quality of the missing semi-detached unit?
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MoeTavern9 Jul 2018 09:34I don’t think anyone is being deliberately blamed here. The property owner or investor simply made the mistake of starting construction on the first half of the lot without a binding agreement from the neighbor for the second half. The building permits for both halves must be regarded separately.
For prospective buyers like me, this now presents an opportunity to acquire a nice detached house. I’m looking for advice on how to proceed.
I plan to talk to the owner of the large adjacent lot to see if he might be willing to sell me an additional meter along the entire length of the property. He would still have a sizable garden, and I would have some security against uncertain future construction next to my house. The development plan only requires the same roof style and dimensions—nothing else. Alternatively, I could try to negotiate a right of first refusal with the neighbor in case he is currently unwilling to sell any portion. In any case, I need to clarify with the neighbor how to handle insulation. In North Rhine-Westphalia (NRW), insulation must not extend beyond the property boundary. However, if I insulate with 16cm (6 inches), I would exceed the boundary, which would mean a building encumbrance that I would have to remove at my own expense if the neighbor ever sells and I do not have a right of first refusal.
For prospective buyers like me, this now presents an opportunity to acquire a nice detached house. I’m looking for advice on how to proceed.
I plan to talk to the owner of the large adjacent lot to see if he might be willing to sell me an additional meter along the entire length of the property. He would still have a sizable garden, and I would have some security against uncertain future construction next to my house. The development plan only requires the same roof style and dimensions—nothing else. Alternatively, I could try to negotiate a right of first refusal with the neighbor in case he is currently unwilling to sell any portion. In any case, I need to clarify with the neighbor how to handle insulation. In North Rhine-Westphalia (NRW), insulation must not extend beyond the property boundary. However, if I insulate with 16cm (6 inches), I would exceed the boundary, which would mean a building encumbrance that I would have to remove at my own expense if the neighbor ever sells and I do not have a right of first refusal.
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