ᐅ Renovating a Semi-Detached House or Demolishing It – While Still Using the Basement
Created on: 29 Apr 2020 14:56
N
Niriach
Hello!
We are considering purchasing an existing property. It was built in the 1930s and has a basement, which is also dry. However, the house is just under 100 sqm (about 1,076 sq ft) and quite cramped. It would require a complete renovation, etc. My concern is that the size might not be sufficient for our needs.
In terms of costs, I have a rough estimate of about 1500–2000 euros per sqm (about 140–185 USD per sq ft) for a full renovation.
The house has a basement, so the idea came up to continue using the basement and demolish the house above it in order to rebuild. I have read a bit about this, and I am also aware that demolishing a semi-detached house from that era is not straightforward. But if I am correct, depending on the plot, basement, and so on, it may be possible to do this.
There is no building plan available.
Could you take a look at this? Would it be feasible? Maybe even a tip on who could carry out such a project? Would this be significantly more expensive than a full renovation?
Of course, all of this only if the building authority approves.
Thank you
We are considering purchasing an existing property. It was built in the 1930s and has a basement, which is also dry. However, the house is just under 100 sqm (about 1,076 sq ft) and quite cramped. It would require a complete renovation, etc. My concern is that the size might not be sufficient for our needs.
In terms of costs, I have a rough estimate of about 1500–2000 euros per sqm (about 140–185 USD per sq ft) for a full renovation.
The house has a basement, so the idea came up to continue using the basement and demolish the house above it in order to rebuild. I have read a bit about this, and I am also aware that demolishing a semi-detached house from that era is not straightforward. But if I am correct, depending on the plot, basement, and so on, it may be possible to do this.
There is no building plan available.
Could you take a look at this? Would it be feasible? Maybe even a tip on who could carry out such a project? Would this be significantly more expensive than a full renovation?
Of course, all of this only if the building authority approves.
Thank you
N
nordanney29 Apr 2020 16:57Renovating 100 m² (1,076 sq ft) with a sensible layout (basement, dormers) costs only half as much as building a 150 m² (1,615 sq ft) new house without a basement and with a poor layout.
Idea: conservatory, dormers, extension
Idea: conservatory, dormers, extension
I consider asbestos to be the least of your concerns here. The party wall presents a major challenge for your demolition plans. Furthermore, I strongly doubt that a new build differing in character from the neighboring half would be approved—I don’t even think there’s a chance for a different house design.
The stone format used was apparently unfamiliar to the architect, who seems to have made mistakes thinking in the octameter system. According to my research, this style was not common before 1952, but I estimate the house to be from around 1960 ± 2 years. The rafters have no collars, which also contributes to my overall impression. Architecturally, the house could have fit into the 1940s or 1950s, but I consider 1932 to be a rumor. For that period, some interior walls would have had different thicknesses; here, the new Reich format was used for the masonry, along with some gypsum boards.
It’s a charming house but in need of extensive energy retrofit; and it is clearly not suitable for an owner seeking major changes to the layout. An (additional?) extension might be possible. My advice is clear: take the appointment as an interesting experience that can’t hurt—but then move on.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
The stone format used was apparently unfamiliar to the architect, who seems to have made mistakes thinking in the octameter system. According to my research, this style was not common before 1952, but I estimate the house to be from around 1960 ± 2 years. The rafters have no collars, which also contributes to my overall impression. Architecturally, the house could have fit into the 1940s or 1950s, but I consider 1932 to be a rumor. For that period, some interior walls would have had different thicknesses; here, the new Reich format was used for the masonry, along with some gypsum boards.
It’s a charming house but in need of extensive energy retrofit; and it is clearly not suitable for an owner seeking major changes to the layout. An (additional?) extension might be possible. My advice is clear: take the appointment as an interesting experience that can’t hurt—but then move on.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
What do you mean by "built-in" here? The house offers four rooms on 100m² (1,076 sq ft) across two levels. The floor plan is straightforward. Just because it might be designed differently today—more spacious or open—does not justify calling it "built-in." There is definitely potential to make something good out of it.
Altai schrieb:
Just because today it might be designed differently, more spacious/open, doesn’t justify calling it "built-in."Fully agree. Altai schrieb:
You could definitely make something out of it.Quite limited, yes. Certainly attractive, but hardly much different; larger only with an extension from the ground floor—but even then, only up to the point where the roof pitch begins! (so practically no).https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
I consider asbestos the least of the concerns here. The shared wall between the units presents a significant challenge for your demolition plans. Furthermore, I seriously doubt that a new build differing in character from the other half would be approved—I don’t even believe there’s a chance for a differing house profile.
Apparently, the stone size used was unfamiliar to the architect, who seems to have made some errors thinking in the octameter system. Based on my research, this was not common before 1952; I estimate the house to be from around 1960 +/- 2 years. The rafters don’t have collar beams, which also influences my overall impression. Architecturally, the house could fit in the 1940s or 1950s, but I consider a 1932 build date to be a myth. At that time, interior walls would have had different dimensions; here, the new Reich format was used for brickwork, and gypsum boards were partially applied.
A charming house, but in serious need of comprehensive energy upgrades; and clearly not suitable for an owner who wants to make major layout changes. An (additional?) extension might be possible. My advice is clear: attend the appointment as an interesting experience that can’t hurt—but then move on.Thanks, okay, I’ll simply ask about what might be possible. An extension would only make sense if it’s a good size.
The plot is really well located. It would be more than enough for one child, and also for old age. For two children—wow. So I’m working through all the possibilities in my mind.
Thanks also for the detailed thoughts on the construction year and building method.
And I’ve already put the “built-in” aspect into perspective, I mean in terms of my own expectations.
So here’s my conclusion: If you can accept it as it is, it would basically be okay. Changes are probably not possible.
And I probably overestimated the costs for such a core renovation in the first step.
Thanks to all of you!
Niriach schrieb:
An extension would only be worthwhile if it’s of a decent size. Hopefully not too large.
Niriach schrieb:
So, to sum up: If you can accept it as it is, that would be okay. Changes are rather unlikely. Not much to discuss, yes.
Niriach schrieb:
And I initially overestimated the costs for such a full renovation. You should reallocate your budget immediately; the energy-efficient refurbishment will not be cheap. The surplus would cover a multi-week cruise on Lake Fühlinger *LOL*
With your knack for properties
https://www.hausbau-forum.de/threads/Bungalow-macht-das-auf-einem-solchen-Grundstück-Sinn.32534/
I’d suggest booking an appointment with a good fortune teller.
It’s a charming property, but neither suitable for beginners nor for those wanting to demolish.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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