ᐅ Building an End-Terrace House as a Self-Managed Project with a General Contractor
Created on: 27 May 2019 10:48
G
goalkeeper
Hello everyone,
some of you might have already followed one of my threads about us having to or being allowed to build our end-terrace house on our own responsibility – depending on how you look at it. This means that we are buying an end-terrace plot (215 sqm (2315 sq ft)) in a new development area in the Rhein-Neckar district and will be building on it ourselves – but in coordination with our two terrace neighbors.
The municipality, which sold the plots through a local resident model, ideally wanted applicants to apply as a complete housing group with several families and then build accordingly with a general contractor, construction manager, or architect. Of course, that didn’t really work out, so now there are only individual applicants and also homeowners.
After we were awarded the plot, the addresses of the other terrace neighbors were shared to discuss certain matters, such as roof style, whether or not to have a basement, etc. It was immediately clear that everyone preferred to do their own thing. However, we were still able to agree that the housing group will have a gable roof with a pitch of 35 to 40 degrees (within this 5-degree range).
As the end house, we will build without a basement, while the middle house and the other end house will have basements. This obviously presents a challenge as we would have to make a deep foundation or simply skip it, and the middle house would have to support us, as we will start construction first. The current agreement with the middle house is that we will build a deeper foundation at his expense, as supporting our house later on would be considerably more expensive for him.
We are currently close to signing with the construction manager, the notarization appointment for the plot is at the end of June, and we hope to start construction in the fall of this year. Meanwhile, several other freely planned housing groups are being built around us, which might get in the way with their cranes.
I will document the progress here from time to time – such a self-planned terraced house doesn’t come along very often.
some of you might have already followed one of my threads about us having to or being allowed to build our end-terrace house on our own responsibility – depending on how you look at it. This means that we are buying an end-terrace plot (215 sqm (2315 sq ft)) in a new development area in the Rhein-Neckar district and will be building on it ourselves – but in coordination with our two terrace neighbors.
The municipality, which sold the plots through a local resident model, ideally wanted applicants to apply as a complete housing group with several families and then build accordingly with a general contractor, construction manager, or architect. Of course, that didn’t really work out, so now there are only individual applicants and also homeowners.
After we were awarded the plot, the addresses of the other terrace neighbors were shared to discuss certain matters, such as roof style, whether or not to have a basement, etc. It was immediately clear that everyone preferred to do their own thing. However, we were still able to agree that the housing group will have a gable roof with a pitch of 35 to 40 degrees (within this 5-degree range).
As the end house, we will build without a basement, while the middle house and the other end house will have basements. This obviously presents a challenge as we would have to make a deep foundation or simply skip it, and the middle house would have to support us, as we will start construction first. The current agreement with the middle house is that we will build a deeper foundation at his expense, as supporting our house later on would be considerably more expensive for him.
We are currently close to signing with the construction manager, the notarization appointment for the plot is at the end of June, and we hope to start construction in the fall of this year. Meanwhile, several other freely planned housing groups are being built around us, which might get in the way with their cranes.
I will document the progress here from time to time – such a self-planned terraced house doesn’t come along very often.
Escroda schrieb:
And what conclusion would you have drawn from this as someone looking for "affordable" building land?Although the building land is "affordable," due to the aforementioned issues (roof pitch, with or without basement, construction sequence), it is hardly feasible to plan and execute a single project in advance with certainty. The unknown factors and dependencies are simply too dominant here.G
goalkeeper27 Jul 2019 20:4511ant schrieb:
The main reason seems to be that the communities prefer to cover their pipes instead of burying them :-(According to the site manager, this is due to the drainage situation – which is why the building had to be constructed at such a height.
MayrCh schrieb:
Although the land is "affordable," due to the issues mentioned above (roof pitch, with or without basement, order of construction), it is hardly possible to plan and execute a project individually in advance. The unknowns and dependencies are simply too dominant here.It’s no different for us when building a semi-detached house – and in this case, I am even the first builder.
goalkeeper schrieb:
According to the site manager, this is due to the drainage situation – which is why it had to be built so high.Once the height planning mistake is made, it naturally has to be continued in the branching streets :-(https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
G
goalkeeper30 Jul 2019 12:07So... today I commissioned the soil investigation report – on Monday they will begin drilling, and it will take about another two weeks after that. Then we will know the actual costs for “jacking up” the house – until then, I am still waiting for a preliminary assessment from our general contractor as requested.
Unfortunately, in our area, it is very clear that currently very few companies need to accept new jobs. I contacted at least five companies for the soil investigation: either they quoted exorbitant prices over 2000 € (about $2150) or the gentlemen and ladies insisted on visiting the building site only after the road is finished. However, the road is already gravelled and compacted, so that shouldn’t be an issue, since the earthworks contractors are already driving their trucks and flatbeds there. In the end, I was luckily able to find a company charging us about 1100 € (around $1185) – even though boundary markers have not yet been installed. Our friendly site manager from the development company drew a sketch to ensure the surveyor drills in the right spots.
Unfortunately, in our area, it is very clear that currently very few companies need to accept new jobs. I contacted at least five companies for the soil investigation: either they quoted exorbitant prices over 2000 € (about $2150) or the gentlemen and ladies insisted on visiting the building site only after the road is finished. However, the road is already gravelled and compacted, so that shouldn’t be an issue, since the earthworks contractors are already driving their trucks and flatbeds there. In the end, I was luckily able to find a company charging us about 1100 € (around $1185) – even though boundary markers have not yet been installed. Our friendly site manager from the development company drew a sketch to ensure the surveyor drills in the right spots.
G
goalkeeper2 Aug 2019 22:50Yesterday we submitted our notification procedure – the site development work should be completed on time, so construction can start in October.
Today I had a conversation with our general contractor: after consulting with the structural engineer, it seems he will need to build strip foundations with a total height of 2.40 m (7 ft 10 in). The additional costs, including material for backfilling, are estimated to be around €16,000–17,000. A precise offer can only be provided after the geotechnical report is available. However, this gives us a rough estimate.
We will, of course, try to source backfill material from other construction sites that are building basements. However, they will probably just dump their excavation material in their own gardens.
We will also have the basement costs recalculated considering the new conditions.
Today I had a conversation with our general contractor: after consulting with the structural engineer, it seems he will need to build strip foundations with a total height of 2.40 m (7 ft 10 in). The additional costs, including material for backfilling, are estimated to be around €16,000–17,000. A precise offer can only be provided after the geotechnical report is available. However, this gives us a rough estimate.
We will, of course, try to source backfill material from other construction sites that are building basements. However, they will probably just dump their excavation material in their own gardens.
We will also have the basement costs recalculated considering the new conditions.
You really can’t use topsoil for filling anyway.
I would consider buying the basement. It’s basically already there. A 2.40m (7 ft 10 in) strip foundation equals an ideal basement height. You could leave it unfinished at first. Then you’d only pay for the stairs, the floor, and the necessary load-bearing columns, right? You could also have some conduits installed going down... If you suddenly come into money, you’ll be glad you did; otherwise, it serves as storage space for relatively little cost.
I would consider buying the basement. It’s basically already there. A 2.40m (7 ft 10 in) strip foundation equals an ideal basement height. You could leave it unfinished at first. Then you’d only pay for the stairs, the floor, and the necessary load-bearing columns, right? You could also have some conduits installed going down... If you suddenly come into money, you’ll be glad you did; otherwise, it serves as storage space for relatively little cost.
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