ᐅ Single-family house – 150 sqm – 1.5 stories – frustration
Created on: 4 Oct 2019 18:23
S
snowfollows
Hello!
After receiving a draft from the architect yesterday, I am reaching out to you in desperation!
Development Plan / Restrictions
Plot size 819m² (8,819 sq ft)
Slope no
Site coverage ratio -
Floor area ratio -
Building window, building line, and boundary -
Edge development -
Number of parking spaces 2
Number of stories -
Roof type -
Architectural style -
Orientation -
Maximum height / limits -
Other requirements -
Homeowner Requirements
Style, roof type, building type timeless, classic, simple, brick veneer, gable roof
Basement, number of floors no basement, 1.5 floors
Number of people, age 2 currently (26, 23) plus a dog (Golden Retriever), children soon
Space requirements on ground floor: kitchen, living room, dining room, utility room, bathroom with shower, possibly an office upper floor: master bedroom, two children’s rooms, bathroom, office if not on ground floor, laundry room would be nice
Office: family use or home office? home office
Number of guest sleepers per year 0
Open or closed layout semi-open
Conservative or modern construction style ?
Open kitchen, cooking island cooking island
Number of dining seats daily 4, guests 8
Fireplace no
Music / stereo wall no
Balcony, roof terrace no
Garage, carport carport
Vegetable garden, greenhouse no
Additional wishes / special features / daily routine, including reasons why certain things are or are not wanted:
- Carport adjacent to utility room
- Utility room adjacent to kitchen
- Kitchen semi-open to living/dining area
- Possibility to create 2 separate living units, for example through a staircase at the main entrance and a vestibule in the hallway (for when the children grow up, rental, etc.)
House Design
Who designed it: architect
What do you particularly like? Why? Not really anything
What do you dislike? Why? Room layout is totally illogical, for example living room in the northeast, utility room in the southwest and far from the carport, 170m² (1,829 sq ft) instead of 150m² (1,615 sq ft)
Cost estimate according to architect/planner: -
Personal price limit for house, including fittings: €275,000
Preferred heating technology: geothermal with horizontal trench collector
If you had to give up something, which details/features
- can you give up: cooking island, office on ground floor, laundry room
- cannot give up: semi-open living / kitchen area, possibility to create 2 separate living units
Why does the design look the way it does? For example:
Standard design from the planner? No, but the planner showed us a similar floor plan during discussions
Which of your wishes were implemented by the architect? four walls
What do you think makes it particularly good or bad? They hardly considered our wishes and the house is way too large
What is the most important or fundamental question about the floor plan summarized in 130 characters?
We took our own floor plan to two builders who offered it as is. We were not really satisfied and wanted a professional involved. Unfortunately, the architect’s drawing was a real disappointment. Issues I notice as a layperson seem to be overlooked or ignored. Shouldn’t our wishes be feasible within 150m² (1,615 sq ft)? The floor plan problem is holding us back a lot. The architect took almost a month to send us this poor draft. Structural calculations, energy regulations, etc., are waiting to move forward, and I don’t know what to do.
The house is number 25 (blue in the center) on the site plan.
Best regards
André
After receiving a draft from the architect yesterday, I am reaching out to you in desperation!
Development Plan / Restrictions
Plot size 819m² (8,819 sq ft)
Slope no
Site coverage ratio -
Floor area ratio -
Building window, building line, and boundary -
Edge development -
Number of parking spaces 2
Number of stories -
Roof type -
Architectural style -
Orientation -
Maximum height / limits -
Other requirements -
Homeowner Requirements
Style, roof type, building type timeless, classic, simple, brick veneer, gable roof
Basement, number of floors no basement, 1.5 floors
Number of people, age 2 currently (26, 23) plus a dog (Golden Retriever), children soon
Space requirements on ground floor: kitchen, living room, dining room, utility room, bathroom with shower, possibly an office upper floor: master bedroom, two children’s rooms, bathroom, office if not on ground floor, laundry room would be nice
Office: family use or home office? home office
Number of guest sleepers per year 0
Open or closed layout semi-open
Conservative or modern construction style ?
Open kitchen, cooking island cooking island
Number of dining seats daily 4, guests 8
Fireplace no
Music / stereo wall no
Balcony, roof terrace no
Garage, carport carport
Vegetable garden, greenhouse no
Additional wishes / special features / daily routine, including reasons why certain things are or are not wanted:
- Carport adjacent to utility room
- Utility room adjacent to kitchen
- Kitchen semi-open to living/dining area
- Possibility to create 2 separate living units, for example through a staircase at the main entrance and a vestibule in the hallway (for when the children grow up, rental, etc.)
House Design
Who designed it: architect
What do you particularly like? Why? Not really anything
What do you dislike? Why? Room layout is totally illogical, for example living room in the northeast, utility room in the southwest and far from the carport, 170m² (1,829 sq ft) instead of 150m² (1,615 sq ft)
Cost estimate according to architect/planner: -
Personal price limit for house, including fittings: €275,000
Preferred heating technology: geothermal with horizontal trench collector
If you had to give up something, which details/features
- can you give up: cooking island, office on ground floor, laundry room
- cannot give up: semi-open living / kitchen area, possibility to create 2 separate living units
Why does the design look the way it does? For example:
Standard design from the planner? No, but the planner showed us a similar floor plan during discussions
Which of your wishes were implemented by the architect? four walls
What do you think makes it particularly good or bad? They hardly considered our wishes and the house is way too large
What is the most important or fundamental question about the floor plan summarized in 130 characters?
We took our own floor plan to two builders who offered it as is. We were not really satisfied and wanted a professional involved. Unfortunately, the architect’s drawing was a real disappointment. Issues I notice as a layperson seem to be overlooked or ignored. Shouldn’t our wishes be feasible within 150m² (1,615 sq ft)? The floor plan problem is holding us back a lot. The architect took almost a month to send us this poor draft. Structural calculations, energy regulations, etc., are waiting to move forward, and I don’t know what to do.
The house is number 25 (blue in the center) on the site plan.
Best regards
André
W
Wugler19784 Oct 2019 20:18snowfollows schrieb:
Okay, I don’t understand. I have quotes and know the rule of thumb of 1500€ per square meter. That would be 225,000€, so why should that "never ever work"?
ops:Your budget won’t be enough. What have you planned for the individual trades in addition to the house price? Especially for electrical work, plumbing, and outdoor areas, costs can easily be underestimated. How many € per square meter have you allocated for floor coverings? What have you budgeted for the kitchen?
What I am writing briefly here is purely my opinion, which I have thankfully refined in this forum, based on the current experience from our planning (which, of course, differs significantly from a traditional single-family house).
Calculations are often done here with about 2,000 to 2,500 per square meter (without the additional construction costs you mentioned). An architect costs money (which phases of service do you want to commission or have you already commissioned?). Where are you building? I see the kitchen is included (everyone naturally has individual preferences), but the kitchen should still be calculated separately. The same applies to the fittings. Exterior landscaping costs a lot of money (for example, we calculate about 110 € net per square meter). And so on and so forth...
What offers do you have so far? What do they include?
Calculations are often done here with about 2,000 to 2,500 per square meter (without the additional construction costs you mentioned). An architect costs money (which phases of service do you want to commission or have you already commissioned?). Where are you building? I see the kitchen is included (everyone naturally has individual preferences), but the kitchen should still be calculated separately. The same applies to the fittings. Exterior landscaping costs a lot of money (for example, we calculate about 110 € net per square meter). And so on and so forth...
What offers do you have so far? What do they include?
S
snowfollows4 Oct 2019 20:31Wugler1978 schrieb:
Your budget will not be sufficient. What have you planned for the individual trades in addition to the house price?
Especially for electrical, plumbing, and exterior work, it’s easy to make significant miscalculations.
How much per square meter is allocated for floor coverings?
What have you budgeted for the kitchen? Utility connection 3,790.35 € (asked by phone from the providers)
Foundation reinforcement 0.00 € (included in the contractor’s offer)
Multi-utility house entry 0.00 € (included in the contractor’s offer)
Building contract review 250.00 €
Surveying costs 962.00 € (asked by phone)
Soil report 892.50 € (already completed)
Construction water and site electricity 1,000.00 €
Construction 135,421.25 € (contractor’s offer based on the plans)
Building notification 60.00 €
Architect (design only) 1,000.00 € (according to the contractor)
Structural engineering and technical drawings 0.00 € (included in the contractor’s offer)
Energy consultant including blower door test 714.00 € (according to the contractor)
Windows, doors, stairs 31,826.55 € (selected)
Electrical engineering 29,509.73 € (KNX partially done as self-performance)
Building services/plumbing 37,039.37 € (ring trench collector with Nibe 1255-6, mechanical ventilation with heat recovery, basement waterproofing, underfloor heating, plumbing selected)
Exterior work 12,429.00 € (carport self-performed, driveway and terrace, lawn) – only the essentials
Security 10,000.00 €
Furnishings including kitchen 17,205.05 € (kitchen by Nolte, assembled by self-performance with a friend who is a kitchen fitter)
Tiles 50 € per square meter (bathrooms)
Clinker bricks 500 € per 1,000 bricks
Roof tiles have already been chosen and included in the price
Flooring 42 € per square meter (vinyl, self-installed)
Honestly, 2000 euros per square meter in Lower Saxony is possible for somewhat less – according to what people say.
Additional construction costs, landscaping, carport
Water and electricity consumption during the construction phase, insurance
Earthworks
Includes the foundation slab
What is included in the utility connection costs
How is the electrical installation
And so on.
Additional construction costs, landscaping, carport
Water and electricity consumption during the construction phase, insurance
Earthworks
Includes the foundation slab
What is included in the utility connection costs
How is the electrical installation
And so on.
S
snowfollows4 Oct 2019 20:44haydee schrieb:
Water and electricity consumption are included in the construction phase, insurancesSee above.
haydee schrieb:
InsurancesBuilder’s liability insurance €92.82
Construction all-risk insurance €249.90
Fire insurance for the shell structure €0.00 (included in the building insurance)
Building insurance, contents insurance, and legal protection insurance (including construction) are not listed as they are not specific to the construction phase.
haydee schrieb:
Earthworks Carried out together with the installation of the horizontal ground collector, approximately €3000 for the house, €1500 for the ground collector
haydee schrieb:
Is the foundation slab includedhaydee schrieb:
What is included in the utility connection costs Telecommunications, water, electricity – no gas connection needed.
haydee schrieb:
What about the electrical installationKNX system according to our requirements, 12 LAN ports, around 75 power outlets, etc.
Painting and plastering work is completely missing, right? That alone can easily add up to $50,000 or more.
What about small details like window sills, etc.?
Oh, and we also have KNX, which usually increases the requirements for lighting. How is that being handled? That can easily add another $10,000 on top.
In summary, there’s only one thing to say – this won’t work. Even with standard fittings, there’s already a $100,000 shortfall...
What about small details like window sills, etc.?
Oh, and we also have KNX, which usually increases the requirements for lighting. How is that being handled? That can easily add another $10,000 on top.
In summary, there’s only one thing to say – this won’t work. Even with standard fittings, there’s already a $100,000 shortfall...