After several years of searching, we have finally found our dream plot. The problem is that it is located just behind a levee on the Danube River (disregarding the old buildings on it, but that’s another story :p). From the start, we ruled out building a basement because the groundwater is also not far below.
However, if we still decide to go ahead with it, how can the house be best protected against groundwater and flooding, in case the levee fails? Although it has never happened in its 30 years of existence, you never know.
How is a ground floor and slab-on-grade (concrete slab) constructed in such conditions? Are there windows or doors that are more resistant to water than standard ones? We are planning to have the heating and electrical systems on the first floor. Which type of heating system is especially suitable for that? I would appreciate lots of tips and tricks 😀
However, if we still decide to go ahead with it, how can the house be best protected against groundwater and flooding, in case the levee fails? Although it has never happened in its 30 years of existence, you never know.
How is a ground floor and slab-on-grade (concrete slab) constructed in such conditions? Are there windows or doors that are more resistant to water than standard ones? We are planning to have the heating and electrical systems on the first floor. Which type of heating system is especially suitable for that? I would appreciate lots of tips and tricks 😀
I
Ingo Kommen26 Jul 2013 12:28In a very recent case, a client of mine purchased a lakeside property. The floor level of the basement, which on the street side is a proper basement, is at ground level on the lake side. This allows the client to enjoy a beautiful terrace later on and easily step into the lake and back out.
However... the basement floor is 1 meter (3.3 feet) above the groundwater level and 1.50 meters (4.9 feet) below the flood level recorded 30 years ago. Despite several warnings and proposed solutions for potential flooding, he refuses to listen and has waived flood protection.
There are also stubborn homeowners, but this one knows that if a flood situation occurs, the renovation costs will be about 200,000 EUR, and that the basement rooms will be unusable for months. Yet he is willing to take the risk and reportedly even has insurance against it.
I should also mention that the entire building project is estimated to cost around 2.75 million EUR according to our budget. He repeatedly says that 200,000 EUR is manageable for him, so it’s not a problem. Anyone who can afford that much can live with this risk. But someone with only about 300,000 EUR available for their long-awaited home, closely watching every penny spent on construction, cannot be helped—they should build wherever they want and however they want.
Simply advising against a purchase is already a real help from homeowners who have built before and have much more experience than someone who cannot even evaluate a plot themselves.
Don’t be upset, but it’s just the way it is!
However... the basement floor is 1 meter (3.3 feet) above the groundwater level and 1.50 meters (4.9 feet) below the flood level recorded 30 years ago. Despite several warnings and proposed solutions for potential flooding, he refuses to listen and has waived flood protection.
There are also stubborn homeowners, but this one knows that if a flood situation occurs, the renovation costs will be about 200,000 EUR, and that the basement rooms will be unusable for months. Yet he is willing to take the risk and reportedly even has insurance against it.
I should also mention that the entire building project is estimated to cost around 2.75 million EUR according to our budget. He repeatedly says that 200,000 EUR is manageable for him, so it’s not a problem. Anyone who can afford that much can live with this risk. But someone with only about 300,000 EUR available for their long-awaited home, closely watching every penny spent on construction, cannot be helped—they should build wherever they want and however they want.
Simply advising against a purchase is already a real help from homeowners who have built before and have much more experience than someone who cannot even evaluate a plot themselves.
Don’t be upset, but it’s just the way it is!
Bauexperte schrieb:
Hello,
You’re quite something 😕
This forum is meant to support any building project, thrives on homeowners’ experiences, but does not replace external, personal advice in difficult cases like yours!
You dream – like many – of building your own house and want to cut costs in a significantly important area just because nowadays it’s trendy to try to get everything as cheaply as possible 😕 What if one of the details given here actually leads you into trouble? Who is liable when everyone comments under a nickname?
Take your questions to a local building expert and discuss options for flood protection with them. Since they will provide this advice in writing, you will also have some leverage for the worst-case scenario! Of course, this advice costs money; experts do not cover their business with thin air and goodwill.
Regards, BauexperteI am not looking for direct building advice, just a few tips in case someone has already considered something like this or has researched in this direction. Isn’t that what this forum is for? To get initial ideas, right? That’s all I wanted. And no discussion about whether I should buy a plot of land or not. After all, that is my decision and unrelated to my question.
In the first post by Nutshell, there were also just some rough guidelines. That’s exactly the kind of input I had hoped for. I understand that I will need to research more in detail afterward.
And I don’t want to build a house just because it’s “trendy.” After all, we have been searching for over 4 years, and we could have already settled for something. Unlike most here, I don’t need to save money; I have quite good equity and good financing. And I don’t think I ever said I wanted everything for free. Has experience-sharing become something you have to pay for now? 😕 Please, let’s slow down. There’s no need to be so unfriendly right away. I will look for a building expert when I am sure I want to take the plot, not just when I am still considering options (at the first stage)! So I simply would have appreciated constructive replies in a building forum… But at least I did get one good response.
Maybe I should simply ask my questions more precisely.
Is there such a thing as a waterproof tank or basin for the basement for the ground floor as well? We wouldn’t build a basement in that area anyway.
I have already learned about pressure-resistant doors and windows.
Which type of masonry is most suitable? Are there special floor slabs that can better prevent water penetration?
I understand building the heating and electrical systems on the upper floor.
And there hasn’t been any flooding there in the last 40 years. But I would prefer to prepare for all possibilities. If it gets serious, I would consult the appropriate professionals.
Is there such a thing as a waterproof tank or basin for the basement for the ground floor as well? We wouldn’t build a basement in that area anyway.
I have already learned about pressure-resistant doors and windows.
Which type of masonry is most suitable? Are there special floor slabs that can better prevent water penetration?
I understand building the heating and electrical systems on the upper floor.
And there hasn’t been any flooding there in the last 40 years. But I would prefer to prepare for all possibilities. If it gets serious, I would consult the appropriate professionals.
I am currently building a house right next to a small stream. Our flood protection primarily involves not having a basement and constructing the foundation 35cm (14 inches) above the 100-year flood line. In our case, this is not a major issue, as it only requires adding about 30cm (12 inches) of gravel. However, I cannot say whether this would be feasible behind your dike.
B
Bauexperte29 Jul 2013 10:49Hello,
Then you should have refrained from writing this sentence: “And I would ask for reasonable answers. After all, we take house building seriously…” It sounds accusatory, and the response to your question is naturally limited because of this approach.
If you ask the users here about their experiences, you can hardly expect to receive “only” information that you consider meaningful and valuable. Every user has different ideas on the topic; after all, this forum is not a request show.
You are either a quick-tempered person or very young; in any case, you don’t seem to be skilled in reading carefully! I wrote: “and you want to save at a significantly important point just because it’s trendy nowadays to get everything for free.” This statement is a direct response to your question. Because—even if a user gives you initial guidance—this does not replace thorough consultation with a local expert. What worked for a user regarding flood protection is not necessarily going to work for you.
You don’t need to say that; it arises from your reaction to the comments here. You wrote: “NOT whether I buy the plot but IF we buy it, what we need/can/should consider in house construction!” The other way around is correct! Clarify first on location which “possible” additional costs you might face before deciding to purchase this plot.
If you’re already calling me unfriendly now, I would like to see your reaction if I really step on your toes; so far it has been quite mild. However, I am happy to withdraw from the discussion if you prefer that. Always remember: what you shout in comes shouting back 😉
A building surveyor will help you already with the plot selection, especially since you obviously decided to build in a somewhat critical area for a single-family home; a good alternative is also a preliminary soil report. He can tell you precisely—especially if he is from the region—with what additional costs you will have to reckon with your construction project. The arguments raised in this context you can then bring here for discussion, and only then will you, in my opinion, receive useful answers from users with similar experiences.
Regards, Bauexperte
Perios schrieb:
I am not looking for direct construction advice, just a few tips if someone has already considered something like this or has gathered information in this area. That’s what this forum is for, right? To get initial ideas, isn’t it?
And that’s all I wanted.
Then you should have refrained from writing this sentence: “And I would ask for reasonable answers. After all, we take house building seriously…” It sounds accusatory, and the response to your question is naturally limited because of this approach.
Perios schrieb:
And no discussion about whether I should buy a plot of land or not. That is ultimately my decision and has nothing to do with my question.
If you ask the users here about their experiences, you can hardly expect to receive “only” information that you consider meaningful and valuable. Every user has different ideas on the topic; after all, this forum is not a request show.
Perios schrieb:
And I don’t want to build a little house just because it’s “trendy.”
You are either a quick-tempered person or very young; in any case, you don’t seem to be skilled in reading carefully! I wrote: “and you want to save at a significantly important point just because it’s trendy nowadays to get everything for free.” This statement is a direct response to your question. Because—even if a user gives you initial guidance—this does not replace thorough consultation with a local expert. What worked for a user regarding flood protection is not necessarily going to work for you.
Perios schrieb:
And I don’t think I ever said anything about getting something for free. Unless sharing experiences is costly nowadays. Please take it easy, okay?
You don’t need to say that; it arises from your reaction to the comments here. You wrote: “NOT whether I buy the plot but IF we buy it, what we need/can/should consider in house construction!” The other way around is correct! Clarify first on location which “possible” additional costs you might face before deciding to purchase this plot.
Perios schrieb:
There’s no need to be so unfriendly right away. I will look for a building surveyor once I am sure to take the plot! Not when I’m only in the early consideration phase! And therefore, I simply expected constructive answers in a building forum..... But at least I did get one good answer.
If you’re already calling me unfriendly now, I would like to see your reaction if I really step on your toes; so far it has been quite mild. However, I am happy to withdraw from the discussion if you prefer that. Always remember: what you shout in comes shouting back 😉
A building surveyor will help you already with the plot selection, especially since you obviously decided to build in a somewhat critical area for a single-family home; a good alternative is also a preliminary soil report. He can tell you precisely—especially if he is from the region—with what additional costs you will have to reckon with your construction project. The arguments raised in this context you can then bring here for discussion, and only then will you, in my opinion, receive useful answers from users with similar experiences.
Regards, Bauexperte
Perios schrieb:
Is there something like a waterproof tank for the ground floor as well? We wouldn't build a basement in that area anyway.Even with sealed basements, there is already the problem of buoyancy. With a slab foundation, there is even less contact with solid ground, so in my opinion, with enough water, your house could turn into a ship. (see concrete ship)
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