Hello!
Apparently, our floor plan, as we originally wanted it, is causing some practical issues.
We are planning a prefab house (9.42 x 9.42 meters (31 x 31 feet)) with a gable roof, knee wall height 1.60 meters (5 ft 3 in), and roof pitch of 25 degrees. At our request, the entrance is planned on the eaves side on the north.
We are actually happy with the ground floor. Our main priorities on the ground floor were an open living-dining area, a guest/workroom, and a guest toilet with shower. The utility room has a window that is located under the carport.
Now about the upper floor, which I like but is causing problems:
1. The door of the north-facing children's room opens against the window. Should it open into the room? Or open outward into the hallway, like the bedroom door is planned (why is it like that there…)?
2. The window in the master bedroom on the upper floor (south side) is planned without a roller blind. This is because a distance of 2.05 meters (6 ft 9 in) to the side wall with the roof slope must be maintained for a roller blind. In the current plan (open walk-in closet) the window could still be moved slightly. However, I wanted to close off the wall to the walk-in closet so that it is accessible from the hallway. According to my calculations, to fit the window there, the walk-in closet would have to be reduced by about 70 cm (28 inches), which is hardly possible.
Do you have any ideas for redesigns that could help us here?
Apparently, our floor plan, as we originally wanted it, is causing some practical issues.
We are planning a prefab house (9.42 x 9.42 meters (31 x 31 feet)) with a gable roof, knee wall height 1.60 meters (5 ft 3 in), and roof pitch of 25 degrees. At our request, the entrance is planned on the eaves side on the north.
We are actually happy with the ground floor. Our main priorities on the ground floor were an open living-dining area, a guest/workroom, and a guest toilet with shower. The utility room has a window that is located under the carport.
Now about the upper floor, which I like but is causing problems:
1. The door of the north-facing children's room opens against the window. Should it open into the room? Or open outward into the hallway, like the bedroom door is planned (why is it like that there…)?
2. The window in the master bedroom on the upper floor (south side) is planned without a roller blind. This is because a distance of 2.05 meters (6 ft 9 in) to the side wall with the roof slope must be maintained for a roller blind. In the current plan (open walk-in closet) the window could still be moved slightly. However, I wanted to close off the wall to the walk-in closet so that it is accessible from the hallway. According to my calculations, to fit the window there, the walk-in closet would have to be reduced by about 70 cm (28 inches), which is hardly possible.
Do you have any ideas for redesigns that could help us here?
The 269m (883 feet) significantly deviates from the original terrain profile. So, did the developer already level the site?
Be aware that your quote does not include the total costs; there are additional expenses even if you don’t upgrade. Everything provided by the builder, everything not included, all additional construction-related costs.
Be aware that your quote does not include the total costs; there are additional expenses even if you don’t upgrade. Everything provided by the builder, everything not included, all additional construction-related costs.
Ok, the situation is already quite difficult at this point.
From what I’ve read here, it is both challenging and expensive to get out of such contracts.
It would be very unusual for a local masonry builder to be “much, much” more expensive than a prefab house manufacturer. Perhaps this could be the case if you want to build a passive house and the masonry builder only does solid construction, which could lead to a high surcharge compared to their standard.
Most experiences here suggest that the local masonry builder is usually somewhat cheaper.
Of course, exceptions can occur, but unfortunately this often happens because apples are compared to oranges. From our perspective, this can no longer be answered now.
The question is whether you can find a floor plan/solution with your current partner that you like and that fits your budget. If so, switching and buying your way out of the contract will hardly be worth it. However, if you have concerns, I would recommend researching what that might cost.
As recommended by @haydee, I would also suggest reviewing the calculation again to see what is included as builder scope and how much additional costs and adjustments might apply.
There is a lot of reading material on this topic in other subforums.
From what I’ve read here, it is both challenging and expensive to get out of such contracts.
It would be very unusual for a local masonry builder to be “much, much” more expensive than a prefab house manufacturer. Perhaps this could be the case if you want to build a passive house and the masonry builder only does solid construction, which could lead to a high surcharge compared to their standard.
Most experiences here suggest that the local masonry builder is usually somewhat cheaper.
Of course, exceptions can occur, but unfortunately this often happens because apples are compared to oranges. From our perspective, this can no longer be answered now.
The question is whether you can find a floor plan/solution with your current partner that you like and that fits your budget. If so, switching and buying your way out of the contract will hardly be worth it. However, if you have concerns, I would recommend researching what that might cost.
As recommended by @haydee, I would also suggest reviewing the calculation again to see what is included as builder scope and how much additional costs and adjustments might apply.
There is a lot of reading material on this topic in other subforums.
P
pagoni202022 Sep 2020 10:36LuiseRadiese schrieb:
I don’t know what penalty has to be paid if you cancel now. That might be good to know.
LuiseRadiese schrieb:
I don’t think it’s worth it. Since you’re an admitted non-expert, you might not be able to judge that well. You could be positively surprised. It’s not only a matter of money; it might be worth it in terms of living quality.
As already mentioned, time pressure is a very bad factor in any building project.
LuiseRadiese schrieb:
By the way, we also got other offers, and the local builder using solid construction was much, much more expensive. You probably couldn’t compare apples to apples there, so I doubt that statement. In general, the tendency is rather the opposite.
L
LuiseRadiese22 Sep 2020 10:52haydee schrieb:
The 269m deviates significantly from the original terrain. So the developer already leveled the plot? Yes, as part of preparing the new housing development. The sewer system and utility lines are installed there now, with the road on top.
haydee schrieb:
Watch out, your quote does not include all costs, there will be quite a few additional expenses even if you don’t upgrade. Everything already in place on site, anything not included, all ancillary building costs. Yes, that’s known!
I do believe that an individual regional concrete builder can be more expensive than a prefabricated house company. That’s why you don’t just ask one.
In my case, the penalty fee is 5% of the total contract sum. It’s not a small amount and difficult to recover, but not impossible either. For me, it would no longer be an option, but maybe for the OP? You would now have to calculate very carefully and compare the detailed scope of construction services.
In my case, the penalty fee is 5% of the total contract sum. It’s not a small amount and difficult to recover, but not impossible either. For me, it would no longer be an option, but maybe for the OP? You would now have to calculate very carefully and compare the detailed scope of construction services.
face26 schrieb:
Ok, then the damage is already done.It seems a lot of time has passed that wasn’t used effectively.LuiseRadiese schrieb:
Honestly, I was surprised to hear a 145 sqm (1560 sq ft) single-family house described as "XS."He didn’t say that: he referred to a townhouse. While 9.5 meters (31 feet) squared isn’t exactly XS, it is very difficult to design something practical within that length.LuiseRadiese schrieb:
I understood: the house is too small.No one said that: it’s too small for a straight staircase or for various requirements. Don’t get hung up on unconstructive statements and terms — instead, focus on the positive advice you’ve been given. From what I can see, you haven’t really taken that advice on board. It is important to review, read carefully, and gather information. So what progress have you made so far? Have you seriously discussed the house, floor plan, design, windows, etc.? I won’t even ask about the technical matters ops:LuiseRadiese schrieb:
I’m not any closer to a solution, just more unsure and demotivated.With all the brainstorming, you should actually feel motivated! You now have plenty of information to follow up on. Together with your partner and a blank sheet of paper. Or alone. Just get started.LuiseRadiese schrieb:
What do I do with this? Unfortunately, we haven’t won the lottery yet. That’s a misunderstanding: you don’t need MORE money if you approach it DIFFERENTLY. On the contrary, you save money by working more efficiently. When it comes to storage, it’s not about the basement but about creating closet space and usable areas—if necessary, a loft conversion (for example with a steeper roof pitch).LuiseRadiese schrieb:
Or maybe the walk-in closet could be next to the bathroom, to rearrange the rooms differently. No idea. Practical advice instead of "everything is crap, you clearly have no clue."That won’t be useful given the square proportions; it will just turn into a game of Tetris where nothing fits properly.LuiseRadiese schrieb:
There was never any suggestion that the floor plan as a whole was unsuitable or that it was actually a townhouse. The building permit / planning permission was supposed to be submitted this month,You had three quarters of a year that you apparently didn’t use? (And no, this isn’t meant to be rude, just an observation and question.)LuiseRadiese schrieb:
In December 2019, we had consultation and floor plan design from the prefab house company. We had two meetings with the architect in August/September this year, when the issue with the roller blinds became apparent.It’s unfortunate. You probably feel pressured by the timeline. That pressure might be blocking you, and you don’t know where to start. So here’s my advice: read everything here again objectively, write a to-do list, follow the tips, and try to extract the value from them.
Definitive proposals (for example from me) are not possible without more information and data. Try to keep the design rectangular and choose a roof pitch that allows for a storage room in the attic. Use wider windows, etc.—all of that has been mentioned already. And yes: consider a different staircase, but you should also think things through yourself. Besides, Bien-Zenker also wants to start quickly. That’s their investment. So they should present a better design to you. You are ultimately paying for it.
PS: don’t waste time on this thread. Time stands still there. Work on something for yourselves and come back in another new thread.
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