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.
G
goalkeeper6 Jul 2020 20:09Thanks for your suggestions – however, I’m leaving it to the neighbor and have been waiting from the start for him to get in touch on his own. At the moment, I simply don’t have time to deal with him – the four of us are currently enjoying my parental leave in our new home.
And of course, I’m cautious: anyone who misses all my opportunities for a reasonable and amicable construction phase shouldn’t expect anything from me thereafter.
@Winniefred everything is sealed at the moment. We will continue to keep an eye on it. I rely on the statements from our general contractor – so far he has always found a sensible solution and never told any untruths. Nevertheless, we are taking the matter seriously.
And of course, I’m cautious: anyone who misses all my opportunities for a reasonable and amicable construction phase shouldn’t expect anything from me thereafter.
@Winniefred everything is sealed at the moment. We will continue to keep an eye on it. I rely on the statements from our general contractor – so far he has always found a sensible solution and never told any untruths. Nevertheless, we are taking the matter seriously.
G
goalkeeper30 Jul 2020 13:55Here is a brief update on the middle house:
Recently, we happened to meet our neighbor during an appointment with his site manager from the shell construction company. He asked us if we had a floor plan of our building: well... we have already sent it to our neighbor at least three times.
However, the following conversation was not very pleasant. Somehow, they still believe that underpinning can be carried out without our prior consent. Another point of discussion (also raised by the other end house neighbor) is the construction crane. We also think that heavy loads should not simply be swung over occupied houses and terraces. We don’t find that very funny, especially with small children around.
The soil report including foundation recommendations, which was prepared on the recommendation of the building authority and by us, missed its goal because the neighbor did not provide our civil engineering plans to the expert. Therefore, the report only contains a warning not to undermine the neighbor’s foundations – brilliant.
When the expert wanted to drill, he stood confused on our property wondering why he was supposed to carry out a soil survey here: the neighbor had sent him a site plan showing our plotted property...
Last week, we received some documents such as the structural calculations. At my request, our general contractor will review the documents (possibly have our structural engineer recalculate) and supervise the underpinning work on site. This will also be our demand to the neighbor in order for us to agree to the underpinning at all. Additionally, a walkthrough of our house will be conducted beforehand to rule out any pre-existing damage—which we do not have—in case any settlement occurs later. This will also be documented in writing. Construction is scheduled to begin next week.
Since he still has not understood our warning, we will also have to consider filing an injunction if any work on our foundation is done without our agreement. It is unfortunate that this matter cannot be resolved like civilized people.
Recently, we happened to meet our neighbor during an appointment with his site manager from the shell construction company. He asked us if we had a floor plan of our building: well... we have already sent it to our neighbor at least three times.
However, the following conversation was not very pleasant. Somehow, they still believe that underpinning can be carried out without our prior consent. Another point of discussion (also raised by the other end house neighbor) is the construction crane. We also think that heavy loads should not simply be swung over occupied houses and terraces. We don’t find that very funny, especially with small children around.
The soil report including foundation recommendations, which was prepared on the recommendation of the building authority and by us, missed its goal because the neighbor did not provide our civil engineering plans to the expert. Therefore, the report only contains a warning not to undermine the neighbor’s foundations – brilliant.
When the expert wanted to drill, he stood confused on our property wondering why he was supposed to carry out a soil survey here: the neighbor had sent him a site plan showing our plotted property...
Last week, we received some documents such as the structural calculations. At my request, our general contractor will review the documents (possibly have our structural engineer recalculate) and supervise the underpinning work on site. This will also be our demand to the neighbor in order for us to agree to the underpinning at all. Additionally, a walkthrough of our house will be conducted beforehand to rule out any pre-existing damage—which we do not have—in case any settlement occurs later. This will also be documented in writing. Construction is scheduled to begin next week.
Since he still has not understood our warning, we will also have to consider filing an injunction if any work on our foundation is done without our agreement. It is unfortunate that this matter cannot be resolved like civilized people.
G
goalkeeper30 Jul 2020 14:11This is due to the young man being overwhelmed: he has been planning for almost a year but has never contributed anything to the topic. Others are always the ones speaking – he seems completely overwhelmed by the situation.
Our general contractor does it for free, “as long as it’s just a few hours.” The man is absolutely great. At least now we have proper supervision on the playground in the middle.
Our general contractor does it for free, “as long as it’s just a few hours.” The man is absolutely great. At least now we have proper supervision on the playground in the middle.
Oh dear, you really have my sympathy! Not only did the city make things difficult for the builders, but then on top of that, this whole situation!
Have you at least agreed with the other “neighbor” in your row of houses about the entire matter? They are affected in the same way, right? And with your family, there was a child born recently, correct? So there is “always” someone at home now, meaning you would be aware of any potential start of construction.
Have you at least agreed with the other “neighbor” in your row of houses about the entire matter? They are affected in the same way, right? And with your family, there was a child born recently, correct? So there is “always” someone at home now, meaning you would be aware of any potential start of construction.