Hello,
I am currently planning a new build (my first), which is intended to have 2-3 residential units and will likely aim for an energy efficiency rating of 40+. Essentially, it could be called a multi-generational house. Initially, only 2 units will be developed (one on the ground floor and one on the upper floor), but in the future, a third unit is planned for the attic. I would like to leave the attic unit as a shell at first, but have all the connections, wiring, and so on installed. The goal is to avoid any further construction work later so that it can be used as a separate unit.
As far as I know, a separate residential unit requires the following conditions:
- Its own lockable entrance
- Its own electricity meter
- One kitchen connection each
- One bathroom connection each (toilet and shower)
I hope I haven’t missed anything here. If so, please let me know.
Now to my question: To plan a bit better, I would like to get an idea of how much an additional residential unit costs in terms of installing connections for an extra kitchen and an additional bathroom, as well as setting up a separate electrical circuit with its own electricity meter in the utility room. In other words, the extra costs you should budget for when turning a standard single-family house into a house with 2 or 3 units.
For now, I am only interested in the cost of the connections—that is, the potential for an additional unit—not the cost of the kitchen or bathroom fixtures themselves.
I hope you can help. Many thanks in advance for any comments and explanations!
I am currently planning a new build (my first), which is intended to have 2-3 residential units and will likely aim for an energy efficiency rating of 40+. Essentially, it could be called a multi-generational house. Initially, only 2 units will be developed (one on the ground floor and one on the upper floor), but in the future, a third unit is planned for the attic. I would like to leave the attic unit as a shell at first, but have all the connections, wiring, and so on installed. The goal is to avoid any further construction work later so that it can be used as a separate unit.
As far as I know, a separate residential unit requires the following conditions:
- Its own lockable entrance
- Its own electricity meter
- One kitchen connection each
- One bathroom connection each (toilet and shower)
I hope I haven’t missed anything here. If so, please let me know.
Now to my question: To plan a bit better, I would like to get an idea of how much an additional residential unit costs in terms of installing connections for an extra kitchen and an additional bathroom, as well as setting up a separate electrical circuit with its own electricity meter in the utility room. In other words, the extra costs you should budget for when turning a standard single-family house into a house with 2 or 3 units.
For now, I am only interested in the cost of the connections—that is, the potential for an additional unit—not the cost of the kitchen or bathroom fixtures themselves.
I hope you can help. Many thanks in advance for any comments and explanations!
I am somewhat relieved that my attic calculations are roughly correct and that I didn’t make a complete mess of it. After yesterday, I had my doubts 😀
Basically, the version with the knee wall as it is now is the same one I had planned before. That’s why I was so surprised that you all thought I was clueless about the potential living space. I just didn’t realize it was a knee wall because I had imagined the entire roof structure differently. Otherwise, I would have explained myself more clearly from the start. I have learned quite a bit in the last 24 hours. So, thanks for that already.
That idea developed similarly in my mind when the topic of escape routes came up yesterday and it became clear that I would need to do something if this is supposed to become a fully functional residential unit. My first impulse was something like a small roof balcony facing south (up there) to have an escape route, a nice view, and plenty of light for the attic. Of course, that wouldn’t add much living area; it would be more of a “luxury feature.” A standard dormer, on the other hand, would provide a few more square meters of genuinely usable living space.
Two things have stopped me from adding a dormer so far:
1.) I’m concerned that it would make insulating the roof even more difficult and expensive.
2.) It would make the roof structure even more complex. A hip roof is already, from everything I’ve read, a nightmare for any carpenter or roofer. I didn’t want to complicate it further too hastily. My architect can only handle so much pressure, but I like him a lot, so I wanted to keep his stress level down 😉
Yes, the idea of a higher knee wall is very appealing. However, I share the concern that hanghaus already mentioned—that I might not be allowed to have three floors. I’ll try to find out more about that. It would, of course, be very comfortable and also a bit extravagant 😉 Given that I wouldn’t decorate the house with many frills anyway, that would be the special touch I’d like. Three-story or “almost three-story” buildings (I suspect that a knee wall of this height would be considered 2.5 stories?) are pretty rare around here. When exactly is a floor considered a “full story”? Are there standard values or regulations that define when a building is two, 2.5, or three stories?
To be honest, I drifted somewhat away from the idea of a fully functional residential unit in the attic just last night. I’m worried that the requirements for parking spaces per housing unit or a general restriction on the number of units will foil my plans, even if I manage the second escape route. So, I don’t want to get my hopes up just yet. If only two units are allowed, so be it. Juniora can live up there anyway. Or the godchild, who could also be a candidate for a tenant in 10+ years.
What do you think about the floor plan overall? Has the idea of 2/3 units and this modular principle become more transparent or convincing?
I thought that three households could definitely live there (assuming one of them is us, I’d only imagine that with family or quasi-family). Theoretically, you could also remove the door to unit 2 and live on the ground and first floors, or alternatively remove the doors to units 2 and 3 and add something at the entrance to the first floor to live on the first and attic floors.
The system is certainly not fully developed yet, and there’s probably room for improvement, but at least I wanted to plan and explore it before ruling it out completely.
Basically, the version with the knee wall as it is now is the same one I had planned before. That’s why I was so surprised that you all thought I was clueless about the potential living space. I just didn’t realize it was a knee wall because I had imagined the entire roof structure differently. Otherwise, I would have explained myself more clearly from the start. I have learned quite a bit in the last 24 hours. So, thanks for that already.
hanghaus2000 schrieb:
A large dormer is the minimum.
That idea developed similarly in my mind when the topic of escape routes came up yesterday and it became clear that I would need to do something if this is supposed to become a fully functional residential unit. My first impulse was something like a small roof balcony facing south (up there) to have an escape route, a nice view, and plenty of light for the attic. Of course, that wouldn’t add much living area; it would be more of a “luxury feature.” A standard dormer, on the other hand, would provide a few more square meters of genuinely usable living space.
Two things have stopped me from adding a dormer so far:
1.) I’m concerned that it would make insulating the roof even more difficult and expensive.
2.) It would make the roof structure even more complex. A hip roof is already, from everything I’ve read, a nightmare for any carpenter or roofer. I didn’t want to complicate it further too hastily. My architect can only handle so much pressure, but I like him a lot, so I wanted to keep his stress level down 😉
ypg schrieb:
Why not plan for a 2-meter (6.5 feet) knee wall for your attic right away, take a 22-degree roof pitch, and reduce your house height by about 50cm (20 inches), but end up with a three-story building with many escape routes? 😎
hanghaus2000 schrieb:
To plan for three full floors, you’d first have to know whether they’re even allowed?
Yes, the idea of a higher knee wall is very appealing. However, I share the concern that hanghaus already mentioned—that I might not be allowed to have three floors. I’ll try to find out more about that. It would, of course, be very comfortable and also a bit extravagant 😉 Given that I wouldn’t decorate the house with many frills anyway, that would be the special touch I’d like. Three-story or “almost three-story” buildings (I suspect that a knee wall of this height would be considered 2.5 stories?) are pretty rare around here. When exactly is a floor considered a “full story”? Are there standard values or regulations that define when a building is two, 2.5, or three stories?
To be honest, I drifted somewhat away from the idea of a fully functional residential unit in the attic just last night. I’m worried that the requirements for parking spaces per housing unit or a general restriction on the number of units will foil my plans, even if I manage the second escape route. So, I don’t want to get my hopes up just yet. If only two units are allowed, so be it. Juniora can live up there anyway. Or the godchild, who could also be a candidate for a tenant in 10+ years.
What do you think about the floor plan overall? Has the idea of 2/3 units and this modular principle become more transparent or convincing?
I thought that three households could definitely live there (assuming one of them is us, I’d only imagine that with family or quasi-family). Theoretically, you could also remove the door to unit 2 and live on the ground and first floors, or alternatively remove the doors to units 2 and 3 and add something at the entrance to the first floor to live on the first and attic floors.
The system is certainly not fully developed yet, and there’s probably room for improvement, but at least I wanted to plan and explore it before ruling it out completely.
Felix85 schrieb:
It wouldn't really add much to the living space, more like a "luxury accessory." Well, knee walls, timber framing, a fixed staircase, hallways inside the house, roof windows with full thermal protection... that’s pure luxury already, so a roof terrace doesn’t really tip the scales. However, it would be necessary to give the space under the roof some kind of view (ignoring the escape route). Quality means something different. But you don’t actually want to rent it out anyway; the kid is supposed to enjoy the kitchen and so on. You’re living in a house with a rather untidy apartment. Well, sacrifices have to be made 😉
Felix85 schrieb:
So that I’m not allowed three stories. I’ll try to find out something. Forget it! Not allowed from my side. That was a joke 😀 Your planned use for the teenager/confirms contradicts any effort and the argument of cost-optimized use of living space. See above. I also assume that in a new development area, no more than two residential units are allowed anyway, but we already talked about that. Converting the attic into living space is usually only permitted unofficially.
Felix85 schrieb:
I assume that this high knee wall would count as 2.5 stories, right? Felix85 schrieb:
From when is a floor actually considered a "full story"? Are there standard values for when a building counts as two-story / two-and-a-half-story / three-story? ypg schrieb:
There is a minimum room height, which depends on the regional building code. ypg schrieb:
Habitable rooms are also defined in the regional building code. Still the regional building code—use the one from Lower Saxony! It also states:
4) In buildings with more than two apartments or on the building plot of such buildings, the following must be provided in sufficient size:
1. Easily accessible and well-located storage space for walkers, strollers, and bicycles, and
2. Storage space for each apartment.
kbt09 schrieb:
Well, it’s always hard to evaluate floor plans without some dimensions. The bedroom and closet stand out to me—it looks too tight.
Generally, floor plans should be furnished to scale to immediately spot tight spots. I think dimensions don’t add much value here, Kerstin.
Edit: The regional building code should also include that roof overhangs of 50cm (20 inches) or more count towards the floor area.
ypg schrieb:
I don’t think the measurements add much value here, Kerstin. I agree, because basically I don’t find the floor plan open for discussion. Even at first glance, it’s clear that the rooms are not optimized 😉 😉.
Felix85 schrieb:
My first idea was something like a small roof balcony facing south (so at the top)What do you mean by "at the top"??? Should the fire department bring their ladder truck through the front yard, go around the house, and set up the ladder in the garden?The dormer goes at the front facing the street, otherwise there is no emergency access. Very simple.
This won’t work at all... just build a normal, slightly larger townhouse. If the family is going to be together on the main living floor anyway, you can forget about all the separate units and granny flats. A stylish townhouse with plenty of rooms will have a good resale value and won’t turn into a dreadful architect’s house full of 30 construction mistakes.
Addendum:
If you really want to promote your child’s independence, then add 500€ on top of the pocket money so they can rent their own apartment. How long does the vocational training or study period last? Maybe 5 years? Your attic conversion will cost more.
Felix85 schrieb:
The attic is relevant for the child, so the idea is to plan it as a separate living unit (if ultimately possible), to provide privacy and autonomy during vocational training or university studies (even if in a small space).
If you really want to promote your child’s independence, then add 500€ on top of the pocket money so they can rent their own apartment. How long does the vocational training or study period last? Maybe 5 years? Your attic conversion will cost more.
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