ᐅ New single-family house construction without a garage, self-performed work
Created on: 7 May 2019 14:05
S
StefMeisterS
StefMeister7 May 2019 14:05Hello everyone,
I’m transitioning from a silent reader to an active participant. In the near future, probably within the next 2-3 months, my fiancée and I plan to start building a single-family home. Here are some background details about what we plan to build and some information about our finances.
About me and my fiancée:
Me:
Age: 24
Profession: Trained road construction foreman with a master craftsman certificate, currently working as a project manager in construction projects for electrical substations, building construction, and building refurbishment.
Her:
Age: 21
Profession: Tax clerk, currently studying to become a business lawyer, with plans to qualify as a tax advisor and later continue as a certified public accountant.
Finances:
Equity capital: Currently about €40,000 divided into €20,000 in mutual funds, €5,000 in ETFs, and €15,000 in bank savings
Net income: €4,700 per month
Savings per month: €2,800
Our net income is expected to increase to about €5,300 per month within the next 2-3 months due to promotions in both of our jobs. Financially, we are well-positioned since neither of us has reached the peak of our careers yet. There are no limits upwards, especially for her, as she is expected to make a significant leap once she completes her studies, likely within two years.
Building costs / financing:
Plot of land: €70,000, fully serviced (711m² (7640 sq ft), flat with a slope toward the road, see picture)
Construction costs (more details below): €300,000
Additional building-related costs: Will be paid entirely from equity
Connection costs: Approximately €8,000 (probably significantly less)
Loan amount: €400,000
Monthly payment supported by both of us: about €1,400 (based on a 25-year term as of four weeks ago, with additional repayments of 5-8% depending on the lender; I don’t remember the exact interest rate right now)
Background:
Our decision to build a house came very quickly for both of us. It might be hard to understand for many, but somehow this idea was always lingering subconsciously for both of us. I simply asked whether we should move in together since we already spend almost all day together apart from work, get along well, and never get bored or annoyed by each other. We are both very neat and tidy to the point that we sometimes keep everything too clean.
We compared the costs of renting an apartment and decided that building a house is a much better option for us. This fits our idea of home ownership much better than buying a condominium, which in our region either is poorly maintained or has way overpriced offers. This decision was not sudden and was communicated and agreed on with our families.
The house:
Once we had finally agreed to build our own house, I started ordering various catalogs and used a design program to incorporate all our ideas, which I then shared with my fiancée. We both fell in love with the design. Currently, only the staircase and the living room are being slightly reworked by the architect because our original plan was a bit too open, with a freestanding staircase and excessively large windows. After reviewing a similar house, we realized there was too much openness or visibility, which we wanted to reduce.
Our wish list includes a large, spacious kitchen with plenty of storage, an island, and a side-by-side refrigerator, since we both really enjoy cooking and spend a lot of time there. We wanted a large living room with a dining area but also a cozy retreat within the living room for relaxing, chatting, and reading – a kind of fireplace room.
We insisted on having a master bathroom on the upper floor prepared for a sauna, and our future children should each have their own bathrooms. This idea comes from our current living experience. We also want a guest bathroom with a shower on the ground floor because some relatives travel over 200 km (125 miles) to visit, and for convenience, having a toilet on the ground level is important.
Large windows facing the garden in the living room and the master bedroom on the upper floor are important as the sun shines into the garden from noon, giving beautiful natural light in both summer and winter.
Additionally, we need a home office big enough for both of us since we both work from home, and my employer actively supports telecommuting.
This was the basic concept, and once we agreed on that and our desired features, we started searching for land. We never expected to find something after two months, but by a stroke of luck, a plot became available right next to her parents’ house – perfectly suited for our home. Her father found out that the owners wanted to sell it, so we didn’t hesitate. Since I’m already well integrated into the village, moving my home base 5 km (3 miles) away was no issue.
Also, I’m a skilled craftsman and construction enthusiast. I did exactly what I love, and I really enjoy building and managing the challenges that come with it.
Now, the key details of the house:
- Approximately 180 m² (1937 sq ft) of living space
- 2 full stories
- No basement, but insulated floor slab (similar to Jakodur)
- No binding development plan
- Heating via district heating
- Underfloor heating in almost all rooms (both of us have dust allergies)
- Modern, minimalist urban villa style with simple black/gray tones without excessive decoration
- Facade with facing brick
- 3 bathrooms (one for the children, one for the parents, one guest bathroom with shower)
- Utility room for washing machine, storage, and building services with a tall corner window
- No garage
- Space and rooms prepared for two children
Still undecided:
- Whether to install a photovoltaic system for electricity generation on the roof
- Lighting with recessed spotlights in the roof overhang
As for the construction phase, the house will be built almost entirely by ourselves. The only contracted services will be the architectural work (the architect is a family friend and charges significantly less than usual) and probably the roof structure.
Why is this possible to build mainly by ourselves (which explains the cost of under €2,000 per m²)?
For earthworks, shell construction, interior finishing, heating and plumbing, and electrical work, we have master craftsmen in the family who have already promised to help and have been asked to contribute their labor. I will be building the shell with two masons, and about 20 friends have already agreed to help with the interior finishing. Additionally, we owe them a favor.
Moreover, we can save on materials since my father and brother work for a building material wholesaler.
The utilities connections will already be laid up to the property boundary during the current expansion, and because of my professional contacts to relevant authorities, this will be cheaper for us, although I am not allowed to carry out this work myself despite my qualifications.
For those who have read this far, I would appreciate both positive and negative feedback on the design (the most recent version will be shared after tomorrow’s architect meeting) and on our overall plans. I look forward to your responses, suggestions, and critiques.
I’m transitioning from a silent reader to an active participant. In the near future, probably within the next 2-3 months, my fiancée and I plan to start building a single-family home. Here are some background details about what we plan to build and some information about our finances.
About me and my fiancée:
Me:
Age: 24
Profession: Trained road construction foreman with a master craftsman certificate, currently working as a project manager in construction projects for electrical substations, building construction, and building refurbishment.
Her:
Age: 21
Profession: Tax clerk, currently studying to become a business lawyer, with plans to qualify as a tax advisor and later continue as a certified public accountant.
Finances:
Equity capital: Currently about €40,000 divided into €20,000 in mutual funds, €5,000 in ETFs, and €15,000 in bank savings
Net income: €4,700 per month
Savings per month: €2,800
Our net income is expected to increase to about €5,300 per month within the next 2-3 months due to promotions in both of our jobs. Financially, we are well-positioned since neither of us has reached the peak of our careers yet. There are no limits upwards, especially for her, as she is expected to make a significant leap once she completes her studies, likely within two years.
Building costs / financing:
Plot of land: €70,000, fully serviced (711m² (7640 sq ft), flat with a slope toward the road, see picture)
Construction costs (more details below): €300,000
Additional building-related costs: Will be paid entirely from equity
Connection costs: Approximately €8,000 (probably significantly less)
Loan amount: €400,000
Monthly payment supported by both of us: about €1,400 (based on a 25-year term as of four weeks ago, with additional repayments of 5-8% depending on the lender; I don’t remember the exact interest rate right now)
Background:
Our decision to build a house came very quickly for both of us. It might be hard to understand for many, but somehow this idea was always lingering subconsciously for both of us. I simply asked whether we should move in together since we already spend almost all day together apart from work, get along well, and never get bored or annoyed by each other. We are both very neat and tidy to the point that we sometimes keep everything too clean.
We compared the costs of renting an apartment and decided that building a house is a much better option for us. This fits our idea of home ownership much better than buying a condominium, which in our region either is poorly maintained or has way overpriced offers. This decision was not sudden and was communicated and agreed on with our families.
The house:
Once we had finally agreed to build our own house, I started ordering various catalogs and used a design program to incorporate all our ideas, which I then shared with my fiancée. We both fell in love with the design. Currently, only the staircase and the living room are being slightly reworked by the architect because our original plan was a bit too open, with a freestanding staircase and excessively large windows. After reviewing a similar house, we realized there was too much openness or visibility, which we wanted to reduce.
Our wish list includes a large, spacious kitchen with plenty of storage, an island, and a side-by-side refrigerator, since we both really enjoy cooking and spend a lot of time there. We wanted a large living room with a dining area but also a cozy retreat within the living room for relaxing, chatting, and reading – a kind of fireplace room.
We insisted on having a master bathroom on the upper floor prepared for a sauna, and our future children should each have their own bathrooms. This idea comes from our current living experience. We also want a guest bathroom with a shower on the ground floor because some relatives travel over 200 km (125 miles) to visit, and for convenience, having a toilet on the ground level is important.
Large windows facing the garden in the living room and the master bedroom on the upper floor are important as the sun shines into the garden from noon, giving beautiful natural light in both summer and winter.
Additionally, we need a home office big enough for both of us since we both work from home, and my employer actively supports telecommuting.
This was the basic concept, and once we agreed on that and our desired features, we started searching for land. We never expected to find something after two months, but by a stroke of luck, a plot became available right next to her parents’ house – perfectly suited for our home. Her father found out that the owners wanted to sell it, so we didn’t hesitate. Since I’m already well integrated into the village, moving my home base 5 km (3 miles) away was no issue.
Also, I’m a skilled craftsman and construction enthusiast. I did exactly what I love, and I really enjoy building and managing the challenges that come with it.
Now, the key details of the house:
- Approximately 180 m² (1937 sq ft) of living space
- 2 full stories
- No basement, but insulated floor slab (similar to Jakodur)
- No binding development plan
- Heating via district heating
- Underfloor heating in almost all rooms (both of us have dust allergies)
- Modern, minimalist urban villa style with simple black/gray tones without excessive decoration
- Facade with facing brick
- 3 bathrooms (one for the children, one for the parents, one guest bathroom with shower)
- Utility room for washing machine, storage, and building services with a tall corner window
- No garage
- Space and rooms prepared for two children
Still undecided:
- Whether to install a photovoltaic system for electricity generation on the roof
- Lighting with recessed spotlights in the roof overhang
As for the construction phase, the house will be built almost entirely by ourselves. The only contracted services will be the architectural work (the architect is a family friend and charges significantly less than usual) and probably the roof structure.
Why is this possible to build mainly by ourselves (which explains the cost of under €2,000 per m²)?
For earthworks, shell construction, interior finishing, heating and plumbing, and electrical work, we have master craftsmen in the family who have already promised to help and have been asked to contribute their labor. I will be building the shell with two masons, and about 20 friends have already agreed to help with the interior finishing. Additionally, we owe them a favor.
Moreover, we can save on materials since my father and brother work for a building material wholesaler.
The utilities connections will already be laid up to the property boundary during the current expansion, and because of my professional contacts to relevant authorities, this will be cheaper for us, although I am not allowed to carry out this work myself despite my qualifications.
For those who have read this far, I would appreciate both positive and negative feedback on the design (the most recent version will be shared after tomorrow’s architect meeting) and on our overall plans. I look forward to your responses, suggestions, and critiques.
Could you please complete the questionnaire?
https://www.hausbau-forum.de/threads/grundrissplanung-unbedingt-vor-Beitrag-Erstellung-lesen.11714/
Where is north? Please include a north arrow on the floor plans.
Regarding the floor plan:
Ground floor: I find the staircase bothersome.
Where is the kitchen, and where is the dining area?
Upper floor: The master area is very large. There is limited space for furniture in the walk-in closet.
I would suggest adding a small utility/laundry or storage room on the upper floor. Laundry collects there, and brooms and similar items also need a place to be stored.
Have you already planned your furniture layout on the floor plan?
For example, I see the space between the staircase and the terrace as quite tight for a dining table.
https://www.hausbau-forum.de/threads/grundrissplanung-unbedingt-vor-Beitrag-Erstellung-lesen.11714/
Where is north? Please include a north arrow on the floor plans.
Regarding the floor plan:
Ground floor: I find the staircase bothersome.
Where is the kitchen, and where is the dining area?
Upper floor: The master area is very large. There is limited space for furniture in the walk-in closet.
I would suggest adding a small utility/laundry or storage room on the upper floor. Laundry collects there, and brooms and similar items also need a place to be stored.
Have you already planned your furniture layout on the floor plan?
For example, I see the space between the staircase and the terrace as quite tight for a dining table.
Well, a house with about 330 sqm (3550 sq ft) of usable floor space, which due to poor room layout offers roughly the functionality of a simple 140 sqm (1505 sq ft) house. I would wait and see what the architect makes of it first.
Structurally, it would be quite a challenge—if it’s even possible.
And even with a complete electrical installation, €300,000 is very optimistic for what can be seen there.
District heating is expensive.
Structurally, it would be quite a challenge—if it’s even possible.
And even with a complete electrical installation, €300,000 is very optimistic for what can be seen there.
District heating is expensive.
...there are people in my family I know less about than I do about you.
You seem to be a romantic.
I’m holding back on the costs; I can’t judge if that will work or estimate how much potential savings there might be. You should still take the usual warnings seriously... it’s not just about professional experience (which I assume your family has) but also about the time factor. Managing everything yourself often takes longer. Does everyone you’ve contacted have time exactly when you need them? Will it all flow smoothly?
I’ll look at the design only in its current version. There’s no point otherwise.
Other than that, I’m pretty exhausted from reading ;p
You seem to be a romantic.
I’m holding back on the costs; I can’t judge if that will work or estimate how much potential savings there might be. You should still take the usual warnings seriously... it’s not just about professional experience (which I assume your family has) but also about the time factor. Managing everything yourself often takes longer. Does everyone you’ve contacted have time exactly when you need them? Will it all flow smoothly?
I’ll look at the design only in its current version. There’s no point otherwise.
Other than that, I’m pretty exhausted from reading ;p
M
Mottenhausen7 May 2019 14:41I also see the problem with the intermediate ceiling, but: your glass façades (totaling 7.40m (12 feet 2 inches) + 5.40m (17 feet 9 inches) + 11.20m (36 feet 9 inches)) are heading straight into six-figure costs. That’s going to be really expensive. If you reduce the size of the windows, the support area for the ceiling will automatically increase. Adding a wall at the back of the U-shaped staircase as an additional support in the area of the long span will fix everything (with a lot of… very much… reinforcement).
H
hampshire7 May 2019 14:47I have friends not far from where you live who also built their house themselves after work, on weekends, and during holidays (and already with several children at the time), and they ended up with a very nice building. The cost savings are significant – so I can easily imagine that you can build a small palace with your budget. The stress is high but manageable. If you manage to do this together, the likelihood of overcoming other life challenges together will also increase.
I can’t get much from your design because it doesn’t fit my lifestyle preferences at all. So here are a few questions:
Think more about *how* you want to live with your fiancée rather than *what* you want to live in. The architecture of a house is really good when it accommodates your life and not just occupies a house.
I can’t get much from your design because it doesn’t fit my lifestyle preferences at all. So here are a few questions:
- How much private space will you actually need? The segmented “parent sleeping area” has the potential for the additional space you want.
- Check how comfortable you feel in narrow rooms with alcoves elsewhere, for example in a restaurant. It’s hard for me to imagine creating coziness in the living area.
- Should potential children, when they are older, also be able to use the sauna?
- Large rooms only feel spacious with appropriate ceiling height. Keep this in mind with your construction costs.
- What importance does the central staircase have for you? It is centrally located but serves neither to optimize circulation paths nor as an architectural highlight. From my point of view, it simply uses a lot of built-in space without providing advantages.
Think more about *how* you want to live with your fiancée rather than *what* you want to live in. The architecture of a house is really good when it accommodates your life and not just occupies a house.
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