ᐅ Location of a city villa or detached single-family house on a 500 m² rectangular plot
Created on: 17 Jan 2020 18:03
T
Tolentino
Dear all,
after sharing the floor plans of my possible hamster cage with you in the other thread , here comes the next thread (thanks again for all the constructive suggestions there).
Just so you know, the semi-detached house is not off the table yet, as this plot of land is highly sought after and it’s not clear whether it will work out. But this one would be my favorite.
Now to this plot. For now, I’m mainly concerned with where and roughly how the house should be positioned on this plot.
Development plan / restrictions
Plot size: 500 m² (5400 sq ft)
Slope: none
Site coverage ratio: 0.2
Floor area ratio: 0.4
Building envelope, building line and boundary: 5 m (16 ft) from the street, 3 m (10 ft) from neighbors
Edge development: allowed for garages and sheds, none existing on the plot
Number of parking spaces: 1-2
Number of floors: 1.5–2.5
Roof shape: no preference
Architectural style: no preference
Orientation: aligned parallel to the street
Maximum heights / limits: ridge height max. 9 m (30 ft)
Below are the site plans I created myself based on the details from the listing.
This is a rough overview of the plot with building boundaries and dimensions.
My question is: where to put the house?
The broker suggests placing it towards the back, since you already have the 5 m (16 ft) setback at the front and would “gain” about 3 m (10 ft) of garden. My partner doesn’t like this because of the visibility from the street. I say: privacy screen! But I also think, a fence too high might create a prison-yard feel.
But even if you follow this suggestion, I wonder if a more square floor plan (-> town villa style) would be better?
Like this, for example:
Then parking space might be tricky, right?
Or upright like this?
I really want as much of a west-facing view and garden as possible. I tend to be an evening person and that side is less built up, due to the road. So I think more light comes through.
But the narrow floor plan caused lots of problems with the semi-detached house already. Well, here you could build longer instead.
What do you think?
Best regards
Tolentino
after sharing the floor plans of my possible hamster cage with you in the other thread , here comes the next thread (thanks again for all the constructive suggestions there).
Just so you know, the semi-detached house is not off the table yet, as this plot of land is highly sought after and it’s not clear whether it will work out. But this one would be my favorite.
Now to this plot. For now, I’m mainly concerned with where and roughly how the house should be positioned on this plot.
Development plan / restrictions
Plot size: 500 m² (5400 sq ft)
Slope: none
Site coverage ratio: 0.2
Floor area ratio: 0.4
Building envelope, building line and boundary: 5 m (16 ft) from the street, 3 m (10 ft) from neighbors
Edge development: allowed for garages and sheds, none existing on the plot
Number of parking spaces: 1-2
Number of floors: 1.5–2.5
Roof shape: no preference
Architectural style: no preference
Orientation: aligned parallel to the street
Maximum heights / limits: ridge height max. 9 m (30 ft)
Below are the site plans I created myself based on the details from the listing.
This is a rough overview of the plot with building boundaries and dimensions.
My question is: where to put the house?
The broker suggests placing it towards the back, since you already have the 5 m (16 ft) setback at the front and would “gain” about 3 m (10 ft) of garden. My partner doesn’t like this because of the visibility from the street. I say: privacy screen! But I also think, a fence too high might create a prison-yard feel.
But even if you follow this suggestion, I wonder if a more square floor plan (-> town villa style) would be better?
Like this, for example:
Then parking space might be tricky, right?
Or upright like this?
I really want as much of a west-facing view and garden as possible. I tend to be an evening person and that side is less built up, due to the road. So I think more light comes through.
But the narrow floor plan caused lots of problems with the semi-detached house already. Well, here you could build longer instead.
What do you think?
Best regards
Tolentino
So, it’s time for some honest self-reflection.
The second tradesperson I’ve dealt with seems to be triggered by something I do. (https://www.hausbau-forum.de/threads/heizlastberechnung-verlegeplan-din-neue-berechnung-notwendig.36961/post-446539)
Are tradespeople generally more impulsive, or am I just too demanding?
In my private life, I am not aware of any accusations of arrogance or rude behavior.
But what do you think—am I giving off signals that make me seem like an arrogant snob or just particularly difficult?
Best regards
Tolentino, who’s currently fed up with house building (but will probably be back).
The second tradesperson I’ve dealt with seems to be triggered by something I do. (https://www.hausbau-forum.de/threads/heizlastberechnung-verlegeplan-din-neue-berechnung-notwendig.36961/post-446539)
Are tradespeople generally more impulsive, or am I just too demanding?
In my private life, I am not aware of any accusations of arrogance or rude behavior.
But what do you think—am I giving off signals that make me seem like an arrogant snob or just particularly difficult?
Best regards
Tolentino, who’s currently fed up with house building (but will probably be back).
I haven’t been following the other thread because I have no knowledge about it.
Who was the other/first tradesperson, and why did they leave?
The main contractor will have their own people, right? If they don’t like one heating specialist, they’ll just go to the next person on their list.
They received a tender from the main contractor, submitted a quote, and the main contractor agreed. So there is a contractual relationship between the main contractor and the heating specialist with defined tasks, quantities, and services, i.e., following the standard procedure.
That is not following the standard procedure.
I think you’re not well placed when building with a main contractor. The turnkey option is usually based on standard, average procedures. The contracts between main contractors and tradespeople leave little room for flexibility, at least none that would be financially attractive for the tradesperson. If you want customized solutions, you should build independently, not with a main contractor or general contractor.
You are not paying the heating specialist directly; that’s something a homeowner with a contractor agreement with a general contractor often forgets.
A tradesperson can be good or bad—that’s beside the point here. But they have a specialization. Some companies reject these restrictive main contractor contracts because they can afford to; they are regionally unique and can offer those missing last 20% you want, but they’re generally not the type a general contractor can use for a standard house build. After all, the homeowner also cares about the overall outcome in the end. Then there are those who do both: private contracts and main contractor jobs. This usually secures their fixed costs through the main contractor projects.
And there are companies that work only for main contractors: low profit but reliable. These companies often cannot offer more than what they provide.
And now here you are!
And the classic question: what does the scope of work description say? 😎
Who was the other/first tradesperson, and why did they leave?
Tolentino schrieb:
I haven’t spoken to the main contractor yet, but does anyone here know a good heating specialist in the Berlin area?
The main contractor will have their own people, right? If they don’t like one heating specialist, they’ll just go to the next person on their list.
Tolentino schrieb:
I think they just want to follow the standard procedure.
They received a tender from the main contractor, submitted a quote, and the main contractor agreed. So there is a contractual relationship between the main contractor and the heating specialist with defined tasks, quantities, and services, i.e., following the standard procedure.
Tolentino schrieb:
They just need the heating specialist to confirm that they will build according to the specifications/calculations.
That is not following the standard procedure.
Tolentino schrieb:
I think the heating specialist doesn’t want anyone interfering. He’s been working with heat pumps for over 10 years and sees himself as the expert. Then some demanding layperson with half-knowledge comes along and tells him how to do his job.
His design and execution will be sufficient for about 80% of people. I want the last 20%, or at least 15%.
He’s not used to that. Unfortunately, I wasn’t so informed when signing the contract with the main contractor, otherwise, I would have had that included in the contract. As it stands, the calculation is not even owed (I’m only building according to the energy saving regulations).
I think you’re not well placed when building with a main contractor. The turnkey option is usually based on standard, average procedures. The contracts between main contractors and tradespeople leave little room for flexibility, at least none that would be financially attractive for the tradesperson. If you want customized solutions, you should build independently, not with a main contractor or general contractor.
You are not paying the heating specialist directly; that’s something a homeowner with a contractor agreement with a general contractor often forgets.
A tradesperson can be good or bad—that’s beside the point here. But they have a specialization. Some companies reject these restrictive main contractor contracts because they can afford to; they are regionally unique and can offer those missing last 20% you want, but they’re generally not the type a general contractor can use for a standard house build. After all, the homeowner also cares about the overall outcome in the end. Then there are those who do both: private contracts and main contractor jobs. This usually secures their fixed costs through the main contractor projects.
And there are companies that work only for main contractors: low profit but reliable. These companies often cannot offer more than what they provide.
And now here you are!
And the classic question: what does the scope of work description say? 😎
Yes, I am coming to the same realization myself. At the time of signing the contract with the general contractor, many things were still unclear to me.
BUT: What I was told before signing was that special requests could always be accommodated. Arranging change orders or even reductions in scope was said to be no problem at all.
In this particular case, I wanted to specify room temperatures for the heating system design. The response was that the calculation and design were already finalized. The calculation was incorrect (did not consider controlled residential ventilation, used wrong U-values for building components). I requested a new calculation, but he said there would be no new one from him, as he was not really commissioned to do so. I asked if he would follow a plan commissioned (and paid for) by me—then, just like that, the collaboration ended...
The other case involved the demolition contractor (not hired by the general contractor but directly by me, though the general contractor was aware) who first built the site access road incorrectly and then demanded payment for the corrections. However, the specifications were clearly different. Yes, I initially had a different request but also emphasized at the time that ultimately the construction manager would decide how it would be done. The construction manager then produced a drawing and in the end smoothed things over with the demolition contractor so that the corrections were made and, up to now, no invoice has been issued.
What bothers me a bit is that both of them simply went ahead without further consultation, even though my instructions were different. If there had been any uncertainty, they could have just asked. They have both my email and mobile number after all. But no, they just go ahead. And when I say, wait, this was not what we agreed on, they get offended right away...
Could it be because they are simply too well-off? Too many projects so they don’t need to pay attention to each individual client anymore?
BUT: What I was told before signing was that special requests could always be accommodated. Arranging change orders or even reductions in scope was said to be no problem at all.
In this particular case, I wanted to specify room temperatures for the heating system design. The response was that the calculation and design were already finalized. The calculation was incorrect (did not consider controlled residential ventilation, used wrong U-values for building components). I requested a new calculation, but he said there would be no new one from him, as he was not really commissioned to do so. I asked if he would follow a plan commissioned (and paid for) by me—then, just like that, the collaboration ended...
The other case involved the demolition contractor (not hired by the general contractor but directly by me, though the general contractor was aware) who first built the site access road incorrectly and then demanded payment for the corrections. However, the specifications were clearly different. Yes, I initially had a different request but also emphasized at the time that ultimately the construction manager would decide how it would be done. The construction manager then produced a drawing and in the end smoothed things over with the demolition contractor so that the corrections were made and, up to now, no invoice has been issued.
What bothers me a bit is that both of them simply went ahead without further consultation, even though my instructions were different. If there had been any uncertainty, they could have just asked. They have both my email and mobile number after all. But no, they just go ahead. And when I say, wait, this was not what we agreed on, they get offended right away...
Could it be because they are simply too well-off? Too many projects so they don’t need to pay attention to each individual client anymore?
S
Sparfuchs776 Nov 2020 12:38Tolentino schrieb:
Could it also be because they are just too comfortable? Too many projects, so they no longer have to pay attention to individual clients?Yes.
Tolentino schrieb:
So, it is time for some critical self-reflection.
The second tradesperson with whom I apparently trigger something. (https://www.hausbau-forum.de/threads/heizlastberechnung-verlegeplan-din-neue-berechnung-notwendig.36961/post-446539)
[...] am I showing signs of being an arrogant know-it-all or somehow particularly difficult? I’m definitely a meticulous perfectionist, but my immediate thought regarding your underfloor heating thread was that there might still be details even I would forget to scrutinize so closely. By the way, my partner is a trained watchmaker and lives in a flat with underfloor heating, and even if he had been the first occupant, he wouldn’t have asked for the installation plans. He only complains every year that he has to move a piece of furniture to access the meters.
How do you actually communicate with the tradespeople (or do you only email)? – I know the phenomenon of people taking things the wrong way: for me, this often happens because when writing, you can’t hear the Berliner accent. Maybe your heating technician has simply developed an allergy to Prenzlauer Berg residents.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Tolentino schrieb:
BUT: What I was told before signing is that special requests can always be accommodated. Unfortunately, this is a statement that only the general contractor (GC) can make for themselves. When working with a shell contractor or a fixed-price GC, you have to expect that this statement may not apply to every subcontractor they work with.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/