Hello forum,
I am currently renovating a farmhouse and plan to take out a loan once everything is legally finalized. The house is family-owned, and it will be transferred to me. The construction work will be done entirely by myself.
The plan is to convert the first floor and the attic. The attic will have a dormer and a loggia installed.
Now my question (which no one so far has been able to answer): What exactly is required to obtain a loan? Is a building drawing sufficient, or do I need to have a full project plan prepared by an engineer? What is important here, and what is not necessary? What kind of structural engineer do I need (or is one even required)?
I would appreciate any guidance on the general process. Also, I would like to know how long this usually takes.
PS: Of course, I want to avoid spending money unnecessarily on superfluous engineers, etc. I just want to get the essentials needed to secure the loan.
Thank you!
I am currently renovating a farmhouse and plan to take out a loan once everything is legally finalized. The house is family-owned, and it will be transferred to me. The construction work will be done entirely by myself.
The plan is to convert the first floor and the attic. The attic will have a dormer and a loggia installed.
Now my question (which no one so far has been able to answer): What exactly is required to obtain a loan? Is a building drawing sufficient, or do I need to have a full project plan prepared by an engineer? What is important here, and what is not necessary? What kind of structural engineer do I need (or is one even required)?
I would appreciate any guidance on the general process. Also, I would like to know how long this usually takes.
PS: Of course, I want to avoid spending money unnecessarily on superfluous engineers, etc. I just want to get the essentials needed to secure the loan.
Thank you!
B
Bauexperte25 Jun 2013 11:44Hello,
To avoid unnecessary problems, it is recommended to have a preliminary discussion with the building planning office about the feasibility of your plans. In a worst-case scenario, the renovation may fall under regulations for historic or protected properties, limiting what you can do.
You have a somewhat unusual idea of what it means to invest money “pointlessly.” I personally would not be happy if my roof collapsed just because I tried to save money on a structural engineer who confirms the building’s stability.
And – by the way – no bank will lend you money just because you might have a pleasant appearance or appealing plans. They want to know in detail how and for what the funds will be used!
Best regards, Bauexperte
TinaW schrieb:Does the building authority know about your plans and have they already given any positive (verbal) feedback?
I am currently renovating a farmhouse and plan to take out a loan once everything is officially notarized. The house is family-owned, and I will be transferred ownership. All construction work will be done by myself.
TinaW schrieb:You are planning structural changes – if you receive a building permit / planning permission – in a public area. Of course, you need approval from the relevant authorities. For this, a structural engineer must inspect the current condition on-site; you don’t mention how old the farmhouse is. Based on their calculations – I assume the old documentation is no longer available? – the architect can create designs according to your wishes and feasibility. These are then compiled into a formal building application and submitted to the relevant authority for review. Only after you have received an approved building permit free of conditions may you begin the renovation, either by contract or self-performed work.
The plan is to convert the first floor and attic. In the attic, a dormer and loggia are to be installed. Now my question (which no one has been able to answer yet): What exactly is needed to get a loan? Is a building drawing enough, or do I need an official project plan from an engineer? What is important here and what do I not need? What kind of structural engineer do I need (or is one necessary at all)?
To avoid unnecessary problems, it is recommended to have a preliminary discussion with the building planning office about the feasibility of your plans. In a worst-case scenario, the renovation may fall under regulations for historic or protected properties, limiting what you can do.
TinaW schrieb:It takes as long as it takes; surely you are not homeless? No one can answer that question without knowing more details about your situation.
I would appreciate some indication of the likely direction this will take. Also, I need to know approximately how long this process might take. PS: Of course, I want to avoid spending money unnecessarily on engineers etc. I just want to get the essential requirements to secure the loan.
You have a somewhat unusual idea of what it means to invest money “pointlessly.” I personally would not be happy if my roof collapsed just because I tried to save money on a structural engineer who confirms the building’s stability.
And – by the way – no bank will lend you money just because you might have a pleasant appearance or appealing plans. They want to know in detail how and for what the funds will be used!
Best regards, Bauexperte
Thank you for your reply.
I will try to answer everything.
- The building authority is not aware of my plans.
- Changes are planned for the roof area (dormer, loggia) and generally regarding the current wall layout (the division, load-bearing walls, etc. is already clear).
- The property dates back to 1886.
- My parents currently live there, and the first floor has recently become vacant (grandmother). The attic is currently unoccupied and not yet developed.
- We have already started construction a while ago; we installed water, sewage, and heating systems in the attic, leveled the floor, insulated, and covered it with OSB boards.
- Now it’s mainly a matter of running low on funds. For this, we need to apply for a loan. The house will be transferred to me in the next few weeks; until now, it has been family-owned.
What I meant about the structural engineer is that officially we don’t need one. My partner is a carpenter, my uncle is a roofer, another uncle is a plumbing master. We also have structural engineers in our circle of friends who advise us.
My main concern is to find out what I actually need for the loan. I understand there are many things to consider, but we do have experience with building ourselves.
I will try to answer everything.
- The building authority is not aware of my plans.
- Changes are planned for the roof area (dormer, loggia) and generally regarding the current wall layout (the division, load-bearing walls, etc. is already clear).
- The property dates back to 1886.
- My parents currently live there, and the first floor has recently become vacant (grandmother). The attic is currently unoccupied and not yet developed.
- We have already started construction a while ago; we installed water, sewage, and heating systems in the attic, leveled the floor, insulated, and covered it with OSB boards.
- Now it’s mainly a matter of running low on funds. For this, we need to apply for a loan. The house will be transferred to me in the next few weeks; until now, it has been family-owned.
What I meant about the structural engineer is that officially we don’t need one. My partner is a carpenter, my uncle is a roofer, another uncle is a plumbing master. We also have structural engineers in our circle of friends who advise us.
My main concern is to find out what I actually need for the loan. I understand there are many things to consider, but we do have experience with building ourselves.
E
einfachichKO9 Jul 2013 17:04TinaW schrieb:
...What exactly is required to get a loan?
Is a construction drawing enough, or do I need to have a full project plan prepared by an engineer? ...Your trusted bank will probably be able to answer this best...
Have you considered public funding? Especially interesting for energy-efficient renovation, conversion, or modernization.
You can find out which subsidies you can apply for and what the requirements are from your bank as well.
However, one rule applies: ALWAYS APPLY BEFORE STARTING CONSTRUCTION, so plan accordingly and discuss this with your bank in advance.
Also, in this case, you are certainly better off with a professional planner rather than trying to do everything yourself.
K
K.Brodbeck10 Jul 2013 05:37Hello TinaW,
The easiest way to find out how much loan you need is quite simple. Make an appointment at the bank. Explain to them that you will soon be transferred a house and that you plan to renovate it. They will then tell you what they require in order to approve a loan for you.
Regarding the other approach, it is, of course, illegal. You must first obtain a building permit (planning permission) before starting construction. This especially affects the energy efficiency and building services, the design of the house, and the utilization of space. I assume the last point is not problematic; the energy efficiency and building services relate to your type of heating and the insulation of the newly created living area, and the design concerns the dormer windows. In these areas, there are (at least in southern Germany) clear regulations and specific requirements from the authorities.
With a standard procedure (that is, first clarifying the conditions and planning), it quickly becomes clear during the planning phase whether a structural engineer is needed (which, in timber construction, is often something the carpenter can calculate and draft).
Best regards
K.Brodbeck
The easiest way to find out how much loan you need is quite simple. Make an appointment at the bank. Explain to them that you will soon be transferred a house and that you plan to renovate it. They will then tell you what they require in order to approve a loan for you.
Regarding the other approach, it is, of course, illegal. You must first obtain a building permit (planning permission) before starting construction. This especially affects the energy efficiency and building services, the design of the house, and the utilization of space. I assume the last point is not problematic; the energy efficiency and building services relate to your type of heating and the insulation of the newly created living area, and the design concerns the dormer windows. In these areas, there are (at least in southern Germany) clear regulations and specific requirements from the authorities.
With a standard procedure (that is, first clarifying the conditions and planning), it quickly becomes clear during the planning phase whether a structural engineer is needed (which, in timber construction, is often something the carpenter can calculate and draft).
Best regards
K.Brodbeck
B
Bauexperte10 Jul 2013 10:36Hello,
That was a poor decision and saved time in the wrong place.
This isn’t about doing the work yourself or making some alterations on your own. You’re making changes to the existing building fabric — and your friends should know that a building permit (or planning permission) is required for this. If you have a structural engineer in your circle, just ask if their services are needed for your planned renovation work; what’s the problem with that?
It’s a different matter when dealing with the bank; they want to know exactly — aside from collateral — what the loan will be used for. I can even imagine that the bank might commission an expert to inspect the existing property before approving the funds. You might also want to look into government-subsidized loans (such as KfW loans); ask an independent mortgage broker about these, as your house bank often has difficulty handling KfW funds.
But above all is the concern of your local building authority. For example, if the responsible official doesn’t support your project — like installing a dormer and loggia — what then? Or if the planned renovations fail because the yard falls under an agricultural retirement scheme. There are many “unknowns” here that need to be clarified in a conversation with the relevant authorities before you even start thinking about financing. I have encountered quite a few surprises with extensions and renovations of old farmhouses.
If you believe you know better — as your last sentence suggests — then why are you asking here?
Regards, Bauexperte
TinaW schrieb:
- the building authority doesn’t know about my wishes
That was a poor decision and saved time in the wrong place.
TinaW schrieb:
I meant about the structural engineer that we officially don’t need one. My boyfriend is a carpenter, my uncle is a roofer, another uncle is a plumbing master. We also have structural engineers among our friends who give us advice.
I just want to find out what I really need for the loan. I know there are many things to consider, but we do have experience building ourselves.
This isn’t about doing the work yourself or making some alterations on your own. You’re making changes to the existing building fabric — and your friends should know that a building permit (or planning permission) is required for this. If you have a structural engineer in your circle, just ask if their services are needed for your planned renovation work; what’s the problem with that?
It’s a different matter when dealing with the bank; they want to know exactly — aside from collateral — what the loan will be used for. I can even imagine that the bank might commission an expert to inspect the existing property before approving the funds. You might also want to look into government-subsidized loans (such as KfW loans); ask an independent mortgage broker about these, as your house bank often has difficulty handling KfW funds.
But above all is the concern of your local building authority. For example, if the responsible official doesn’t support your project — like installing a dormer and loggia — what then? Or if the planned renovations fail because the yard falls under an agricultural retirement scheme. There are many “unknowns” here that need to be clarified in a conversation with the relevant authorities before you even start thinking about financing. I have encountered quite a few surprises with extensions and renovations of old farmhouses.
If you believe you know better — as your last sentence suggests — then why are you asking here?
Regards, Bauexperte
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