ᐅ Single-family house approx. 155 sqm plus a 40 sqm granny flat/secondary apartment. First draft. Any suggestions for improvement?
Created on: 6 Nov 2019 15:52
L
Lucky-Luke
Hello dear forum members and everyone,
We would greatly appreciate your feedback on our architect’s design.
We are about to submit it to the municipality.
If you have any questions, please feel free to get in touch briefly.
Development Plan / Restrictions
Plot size: 670 sqm (7,215 sq ft)
Slope: yes
Floor area ratio (FAR): 0.3
Floor space index (FSI): 0.5
Building envelope, building line, and boundary: Not a rectangle. Please see the design.
Edge development:
Number of parking spaces:
Number of floors:
Roof type: Gable roof
Architectural style:
Orientation:
Maximum height / limits:
Additional requirements:
Homeowners’ Requirements
Architectural style, roof type, building type: Modern, gable roof.
Basement, floors: Basement + ground floor + upper floor. Basement: With a granny flat or guest apartment + storage room, utility room, etc.
Number of people, ages: 37 + 37 + 4 (planned) AND 1 tenant (student) in the basement granny flat.
Room requirements on ground and upper floors:
Office: Family use or home office? Family use. On the ground floor, a workspace for dad + PC, but not a dedicated home office.
Number of overnight guests per year: Average: 2 people, 3 times per year
Open or closed architecture:
Conservative or modern construction style: Modern, simple, timeless.
Open kitchen, kitchen island: Kitchen island
Number of dining seats: 6-8
Fireplace: No
Music / stereo system: Speakers in ceiling (KNX controlled)
Balcony, roof terrace: No balconies, but terraces on ground floor and in the basement granny flat.
Garage, carport: [/B]Garage
Utility garden, greenhouse: No utility garden.
Additional wishes / special features / daily routine, also reasons why something is or isn’t desired:
House Design
Designed by: Architect
What do you particularly like? Why?:
What do you not like? Why?:
Price estimate according to architect/planner: 350,000–450,000 with additional construction costs. Mostly in labor.[B]
Personal price limit for the house, including fittings:
Preferred heating technology: Air-source heat pump. Central ventilation. KNX.
If you had to give up, which details or extensions
-can you do without:
-can’t you do without:
Why does the design look like it does now? For example
Is it a standard design from the planner?
Which wishes were implemented by the architect?
A mix of many examples from various magazines...
What do you think makes it particularly good or bad?
What is the most important/basic question about the floor plan summarized in 130 characters?
We would greatly appreciate your feedback on our architect’s design.
We are about to submit it to the municipality.
If you have any questions, please feel free to get in touch briefly.
Development Plan / Restrictions
Plot size: 670 sqm (7,215 sq ft)
Slope: yes
Floor area ratio (FAR): 0.3
Floor space index (FSI): 0.5
Building envelope, building line, and boundary: Not a rectangle. Please see the design.
Edge development:
Number of parking spaces:
Number of floors:
Roof type: Gable roof
Architectural style:
Orientation:
Maximum height / limits:
Additional requirements:
Homeowners’ Requirements
Architectural style, roof type, building type: Modern, gable roof.
Basement, floors: Basement + ground floor + upper floor. Basement: With a granny flat or guest apartment + storage room, utility room, etc.
Number of people, ages: 37 + 37 + 4 (planned) AND 1 tenant (student) in the basement granny flat.
Room requirements on ground and upper floors:
Office: Family use or home office? Family use. On the ground floor, a workspace for dad + PC, but not a dedicated home office.
Number of overnight guests per year: Average: 2 people, 3 times per year
Open or closed architecture:
Conservative or modern construction style: Modern, simple, timeless.
Open kitchen, kitchen island: Kitchen island
Number of dining seats: 6-8
Fireplace: No
Music / stereo system: Speakers in ceiling (KNX controlled)
Balcony, roof terrace: No balconies, but terraces on ground floor and in the basement granny flat.
Garage, carport: [/B]Garage
Utility garden, greenhouse: No utility garden.
Additional wishes / special features / daily routine, also reasons why something is or isn’t desired:
House Design
Designed by: Architect
What do you particularly like? Why?:
What do you not like? Why?:
Price estimate according to architect/planner: 350,000–450,000 with additional construction costs. Mostly in labor.[B]
Personal price limit for the house, including fittings:
Preferred heating technology: Air-source heat pump. Central ventilation. KNX.
If you had to give up, which details or extensions
-can you do without:
-can’t you do without:
Why does the design look like it does now? For example
Is it a standard design from the planner?
Which wishes were implemented by the architect?
A mix of many examples from various magazines...
What do you think makes it particularly good or bad?
What is the most important/basic question about the floor plan summarized in 130 characters?
PS: If you build cleverly on a slope, you can probably save an entire floor—garden level, ground floor—fitting everything in there. The rental income from a granny flat over 50 years won’t come close to the total savings you achieve this way. (Assuming, of course, that the architect's estimate roughly matches your budget expectations.)
I find the separate apartment very unprofitable, as it would take about 20 years of rent just to cover all the costs. A ventilation system is also planned and has to be installed in the separate apartment as well. Students tend to change apartments frequently, so you would need to renovate constantly. When they move out, there might be damages that could lead to disputes. They also often like to party with friends, chatting, grilling, and smoking right under your living room window late into the night. Friends’ bicycles might be placed against the house walls or even in front of your garage. There are definitely many potential sources of inconvenience with tenants. I would think carefully about this if I were you.
Best regards,
Sabine
Best regards,
Sabine
Curly schrieb:
A ventilation system is also planned and must be installed in the granny flat. According to guidelines, a centrally controlled mechanical ventilation system in a two-family house should have two units installed anyway. The architect has surely already accounted for this extra effort...?
M
Matthew037 Nov 2019 12:15The budget question has so far remained unanswered for good reason. It’s a shame that there is often no further response.
don’t let chatterboxes ruin your plans…
you need a spatial separation from the granny flat/apartment. so just bricking up the door quickly causes problems, even if it can be locked. but make sure to install a door lintel there anyway. if you ever decide to rent it out later, you can easily install a door yourself.
the construction costs of the granny flat can be written off; the rental income is likely tax-free for the first few decades. costs arising from the apartment itself can be fully deducted immediately, including labor and materials, without limit. important: it must be rented out or you have to be able to prove you are actively trying to rent it out. incidental purchase costs can be partially deducted, interest can be deducted, insurance partially, service contracts for building systems partially…
if you build a KfW house, you can get double funding. this is based on housing units. for a 40+ unit building, that means a generous 30,000 euros (about 33,000 USD) in funding.
it’s important to be able to bill separately. the granny flat does not necessarily need its own meter in the fuse box. you can allocate costs by square meters or install an intermediate meter. also consider heat cost allocators or heat meters for heating!
the easiest, however, is to rent it out furnished and with utilities included. furniture is practically free on local classified ads…
think beforehand whether everything has to be duplicated, like a separate internet/phone contract for the tenant, or whether you can include it in your own contract (rent including Wi-Fi) [liability for third-party use has been ruled out], which saves about 1,000 euros (about 1,100 USD) in connection fees.
regarding the basement as storage: we have a quite large kitchen and have stored so many supplies there that we lose track. we hardly use storage rooms at all. if the basement storage is a warm cellar with ventilation and all the trimmings, you could potentially integrate it into the granny flat later.
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ground floor: large openings are great. we have a double-wing door between living room/hallway that “disappears” into the wall and a very thin glass sliding door between dining room/living room that is so slim it hardly stands out when open. just an idea.
i would try to fit a shower into the guest bathroom; maybe you can take the cabinet out of the kitchen niche and extend it along the entire wall instead.
upper floor: children’s rooms are smaller than bedrooms. I always find that unfair. you just sleep and have sex there; children retreat there to play and study—they "live" there. is it possible to swap them around? then the bedroom is no longer next to the generally noisy living room, but the children’s rooms are.
you need a spatial separation from the granny flat/apartment. so just bricking up the door quickly causes problems, even if it can be locked. but make sure to install a door lintel there anyway. if you ever decide to rent it out later, you can easily install a door yourself.
the construction costs of the granny flat can be written off; the rental income is likely tax-free for the first few decades. costs arising from the apartment itself can be fully deducted immediately, including labor and materials, without limit. important: it must be rented out or you have to be able to prove you are actively trying to rent it out. incidental purchase costs can be partially deducted, interest can be deducted, insurance partially, service contracts for building systems partially…
if you build a KfW house, you can get double funding. this is based on housing units. for a 40+ unit building, that means a generous 30,000 euros (about 33,000 USD) in funding.
it’s important to be able to bill separately. the granny flat does not necessarily need its own meter in the fuse box. you can allocate costs by square meters or install an intermediate meter. also consider heat cost allocators or heat meters for heating!
the easiest, however, is to rent it out furnished and with utilities included. furniture is practically free on local classified ads…
think beforehand whether everything has to be duplicated, like a separate internet/phone contract for the tenant, or whether you can include it in your own contract (rent including Wi-Fi) [liability for third-party use has been ruled out], which saves about 1,000 euros (about 1,100 USD) in connection fees.
regarding the basement as storage: we have a quite large kitchen and have stored so many supplies there that we lose track. we hardly use storage rooms at all. if the basement storage is a warm cellar with ventilation and all the trimmings, you could potentially integrate it into the granny flat later.
---------
ground floor: large openings are great. we have a double-wing door between living room/hallway that “disappears” into the wall and a very thin glass sliding door between dining room/living room that is so slim it hardly stands out when open. just an idea.
i would try to fit a shower into the guest bathroom; maybe you can take the cabinet out of the kitchen niche and extend it along the entire wall instead.
upper floor: children’s rooms are smaller than bedrooms. I always find that unfair. you just sleep and have sex there; children retreat there to play and study—they "live" there. is it possible to swap them around? then the bedroom is no longer next to the generally noisy living room, but the children’s rooms are.
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