ᐅ Construction of an approximately 190 sqm urban villa in Hesse (Wetterau district)
Created on: 10 Jul 2022 17:36
D
Dribbdebach
Dear Homebuilding Community,
First of all, thank you very much for the countless tips and suggestions from all of you. I have been visiting this forum for many years and have always greatly benefited from it.
Accordingly, I would like to give something back by sharing our building project here. However, this is not entirely selfless—I welcome advice and recommendations.
For about 10 years, I have been searching for a house and have viewed many existing properties. Building was initially not an option, as plots were either unavailable or far too expensive. So far, I haven’t found the ideal house, but nearly 10 years ago I bought my first condominium and then a second one two years ago. Both apartments are now rented out, currently almost breaking even, and in about a year they will start generating income.
Fortunately, we have now purchased a plot in a new development area and, despite the challenging situation, want to fulfill the dream of owning our own house.
A few details about us:
About the house:
Regarding the budget for the house:
About 570,000 euros remain, we are estimating around 60,000 euros for additional construction-related costs.
Outdoor work will be done gradually by ourselves, a garage could also be postponed.
We therefore need a builder who can construct a house for about 470,000 euros. This is quite ambitious for the desired size. We have had many discussions at model homes, and most providers come in at a minimum of 500,000 euros.
Offer 1:
We have chosen a small regional builder who would construct a shell house in solid construction with Liapor (lightweight concrete). The price is fair for the quality offered and would be sufficient for us. However, we would only have a fixed price for the shell house. The remaining trades would be supervised by this builder but carried out by partner companies, and I believe fixed price guarantees here are unrealistic. Ideally, we would stay within budget, but the buffer would be very tight, and the outdoor areas and garage might initially be at risk or very minimal.
Here is my first question for you: The builder basically suits us, but we are unsure whether it is wise to forgo fixed prices due to war, inflation, and material shortages. While I see some chances for stable or even slightly lower prices due to a slowdown in construction orders, the inflation risk from the energy crisis might still dominate for now. Would you currently take such a risk?
A house potentially costing 1 million euros due to cost increases is really out of budget and, combined with rising interest rates, could become a long-term burden. It wouldn’t ruin us, but we would likely have to sell the (really nice) condominiums then.
Offer 2:
The alternative: A very large provider from a parent company that almost everyone here probably knows. Premium within the group, but overall very much focused on good value for money. Timber frame construction—not our favorite since we prefer solid construction—but based on information from this forum, I would probably be satisfied with this construction method in the end.
We received a good price offer there, close to 400,000 euros. After selecting many extras and special requests, I still ended up at about 450,000 euros. Not all line items are comparable with the first offer, but some things are included here that are not yet priced in the first offer.
With additional construction costs, outdoor work, and a double garage, we are still within the budget and could even spend around 20,000 euros more on selections.
There are positive reviews of this provider but also some very critical comments. Given the large number of houses they build annually, the number of critics may be appropriate in absolute terms, but you could certainly be one of them.
My further questions for you: How do you assess the risk of being let down by such a large provider? Would you choose a builder with a large budget who does not necessarily have a reputation for delivering houses to the highest standard? I do not intend to sell the house again, but future property valuation plays a role in refinancing at follow-up financing. If the house ever needs or should be sold, some buyers might be put off by the construction method or the original general contractor. Has anyone built with this provider or lives in one of their houses?
Floor plan designs are quite advanced and have been optimized multiple times. The development area is ready, and as financing is secured, construction should start soon. The second offer will expire soon, so the main decision now is basically for or against the second offer. With the first offer, it would still be possible to request new comparison offers. If we choose the second provider, we need to decide soon.
Thank you very much for any tips and recommendations. I am happy to provide further information.
First of all, thank you very much for the countless tips and suggestions from all of you. I have been visiting this forum for many years and have always greatly benefited from it.
Accordingly, I would like to give something back by sharing our building project here. However, this is not entirely selfless—I welcome advice and recommendations.
For about 10 years, I have been searching for a house and have viewed many existing properties. Building was initially not an option, as plots were either unavailable or far too expensive. So far, I haven’t found the ideal house, but nearly 10 years ago I bought my first condominium and then a second one two years ago. Both apartments are now rented out, currently almost breaking even, and in about a year they will start generating income.
Fortunately, we have now purchased a plot in a new development area and, despite the challenging situation, want to fulfill the dream of owning our own house.
A few details about us:
- 2 adults (40 years / 38 years), two children (elementary school age)
- Net income including child benefits about 8000 euros
- Rental income of approximately 1800 euros (currently nearly cost-neutral, from next year about 400 euros monthly profit, significantly more in the medium term as loans are gradually paid off)
- Budget 850,000 euros (financing for the house construction is secured)
- Land purchase costs including additional fees about 280,000 euros, already acquired
- The apartments only make sense tax-wise when owned together and are not intended for sale. The budget could probably be increased slightly if necessary.
About the house:
- KfW55 standard is sufficient for us and is also being offered
- Urban villa on a slab foundation with porch, heat pump, photovoltaic system
- Possibly with a small bay window at the front door and on the garden side
- Ground floor with living room, open kitchen, utility room, study, guest toilet/shower
- Upper floor with 2 children’s rooms, master bedroom, 2 bathrooms, guest room
- Ceiling height 2.80 m (9 ft 2 in), electric roller shutters
- Detached double garage
Regarding the budget for the house:
About 570,000 euros remain, we are estimating around 60,000 euros for additional construction-related costs.
Outdoor work will be done gradually by ourselves, a garage could also be postponed.
We therefore need a builder who can construct a house for about 470,000 euros. This is quite ambitious for the desired size. We have had many discussions at model homes, and most providers come in at a minimum of 500,000 euros.
Offer 1:
We have chosen a small regional builder who would construct a shell house in solid construction with Liapor (lightweight concrete). The price is fair for the quality offered and would be sufficient for us. However, we would only have a fixed price for the shell house. The remaining trades would be supervised by this builder but carried out by partner companies, and I believe fixed price guarantees here are unrealistic. Ideally, we would stay within budget, but the buffer would be very tight, and the outdoor areas and garage might initially be at risk or very minimal.
Here is my first question for you: The builder basically suits us, but we are unsure whether it is wise to forgo fixed prices due to war, inflation, and material shortages. While I see some chances for stable or even slightly lower prices due to a slowdown in construction orders, the inflation risk from the energy crisis might still dominate for now. Would you currently take such a risk?
A house potentially costing 1 million euros due to cost increases is really out of budget and, combined with rising interest rates, could become a long-term burden. It wouldn’t ruin us, but we would likely have to sell the (really nice) condominiums then.
Offer 2:
The alternative: A very large provider from a parent company that almost everyone here probably knows. Premium within the group, but overall very much focused on good value for money. Timber frame construction—not our favorite since we prefer solid construction—but based on information from this forum, I would probably be satisfied with this construction method in the end.
We received a good price offer there, close to 400,000 euros. After selecting many extras and special requests, I still ended up at about 450,000 euros. Not all line items are comparable with the first offer, but some things are included here that are not yet priced in the first offer.
With additional construction costs, outdoor work, and a double garage, we are still within the budget and could even spend around 20,000 euros more on selections.
There are positive reviews of this provider but also some very critical comments. Given the large number of houses they build annually, the number of critics may be appropriate in absolute terms, but you could certainly be one of them.
My further questions for you: How do you assess the risk of being let down by such a large provider? Would you choose a builder with a large budget who does not necessarily have a reputation for delivering houses to the highest standard? I do not intend to sell the house again, but future property valuation plays a role in refinancing at follow-up financing. If the house ever needs or should be sold, some buyers might be put off by the construction method or the original general contractor. Has anyone built with this provider or lives in one of their houses?
Floor plan designs are quite advanced and have been optimized multiple times. The development area is ready, and as financing is secured, construction should start soon. The second offer will expire soon, so the main decision now is basically for or against the second offer. With the first offer, it would still be possible to request new comparison offers. If we choose the second provider, we need to decide soon.
Thank you very much for any tips and recommendations. I am happy to provide further information.
Dribbdebach schrieb:
I will send you some floor plans soon as well.We are really looking forward to it!... and a few more words, since this is what was asked for here ... 😉
N
Neubau202213 Jul 2022 13:32AxelH. schrieb:
Well, let’s put it this way: the topic of mechanical ventilation with heat recovery is discussed very controversially here. I can only share my own experience, which is clear: it’s essential. The tighter the building envelope, the greater the need for air exchange, especially during seasons when the patio door is not kept open all the time. And nobody really wants to walk through the whole house twice a day just to air it out. Not to mention the air quality you find in your beloved home after a three-week vacation without mechanical ventilation.
Heat recovery is always a topic, regardless of how the house is heated. The heat should stay inside, and it doesn’t matter how it was generated. Don’t forget to choose a mechanical ventilation system with an enthalpy heat exchanger. That way, you won’t have the issue of dry air.
N
Neubau202213 Jul 2022 13:47Mold should not occur even without a mechanical ventilation system. Try to use lime plaster for the interior walls, or at least have a portion of the plaster contain lime. It provides natural protection against mold.
Neubau2022 schrieb:
Mold should not occur even without a mechanical ventilation system. Try to use lime plaster for the interior walls, or at least ensure that part of the plaster contains lime. It provides a natural protection against mold.Then apply silicate paint on top. That also offers protection.D
Dribbdebach13 Jul 2022 13:54Neubau2022 schrieb:
Mold should not occur even without controlled mechanical ventilation. Try to use lime plaster for the interior plaster or at least include some lime in the plaster mix. It is a natural protection against mold. "The Liapor walls are, upon request, economically machine-plastered on one side at the factory. On the other side, a finishing plaster is applied on site." The construction specification doesn’t provide much detail. I will inquire about the lime plaster, thanks!
Machine application might also create a nice, consistent finish? Or does applying it on site have an advantage?
D
Dribbdebach30 Jul 2022 16:18Dear Community,
Here is our current draft. It is a compromise between our wishes and budget constraints, but we would implement it as it is. Only the “corners” in the guest room still bother me, but that would probably only be resolved with more floor area.
Development Plan/Restrictions
Plot size: 753 sqm (8,109 sq ft)
Slope: No
Site coverage ratio: 0.3
Floor area ratio: 0.6
Building envelope, building line and boundaries: 5 m (16 ft) setback from the street
Edge development: Garage allowed on the neighboring boundary
Number of parking spaces: 2
Number of floors: Two full stories
Roof style: All common roof types are permitted. Green roofing required under 10° pitch.
Architectural style: No special requirements
Orientation: Our address faces the street on the south side. We plan to place the house fairly far towards the northern part of the lot. The driveway will then be on the north side, along with the front door, and the garden will be on the south side. The building authority and property management have no objections.
Maximum height/building limits: Top of building 9.5 m (31 ft)
Other requirements: Mandatory cisterns, heat pumps to be installed indoors
Owner Requirements
Style, roof type, building type: Urban villa with hip roof
Basement, floors: No basement, two full stories
Number of occupants, ages: Four (40, 38, 7, 5)
Space requirements ground floor, upper floor: See floor plan. We removed the walk-in closet; otherwise, it should remain roughly as planned.
Office: Family use and home office
Guest stays per year: Regularly on weekends
Open or closed layout: Open kitchen, large living/dining area, otherwise classical room layout
Conservative or modern design: Subjective – rather modern, but no extravagant design due to budget
Open kitchen, kitchen island: Open kitchen, tending towards a kitchen island
Number of dining seats: 6
Fireplace: No
Music/sound wall: No
Balcony, roof terrace: No
Garage, carport: Double garage, likely built later
Utility garden, greenhouse: I grow fruits and vegetables for pleasure rather than food supply
Other wishes/special features/daily routine, including reasons why certain features are included or excluded:
I like extravagant houses, but that doesn’t fit the budget, so we opted for a classic design. To keep it interesting, there will be a bay window and a small porch with columns at the front (perhaps a subtle hint of Roman style). Many floor-to-ceiling windows facing south. More glass facades would be nice, but we prioritized otherwise. The living/dining area was initially planned in an L-shape – this would have created an “extension” toward the garden for the dining area, with an outdoor seating area on the terrace. We cancelled this because the house became too large overall.
The exterior appearance should be harmonious. Straight lines and symmetry are important to me. The shape and arrangement of the windows should reflect these wishes as well as create a pleasant feeling inside.
The kitchen and living area should be the central focus, so we want to reserve as much space there as possible. The office on the ground floor is for flexible working hours. We strongly prefer either a straight single-flight staircase or a double-flight U-shaped staircase with a landing.
Initially, the upper floor included a master suite with bedroom, walk-in closet, and master bathroom. The second bathroom was located at the end of the hallway, which we didn’t like, so we changed it as shown. Including a walk-in closet would have made the bedroom visually too small. Having the bathrooms accessible to everyone in the house is also more practical.
Removing the guest room would improve the floor plan significantly, but we want to keep it for several reasons. Family visits are planned regularly, at least every other weekend, and a guest room makes this more manageable. We often have guests and find it more welcoming to have people in the house instead of a hotel. My wife can also use this room as a home office and doesn’t have to pack up daily; it also has a nice garden view. It would be possible to manage without the guest room, but it seems odd to build a large house and then not have a flexible room. The ground floor office will likely become quite crowded (we’re building without a basement) and would only serve as a guest sleeping area when there are multiple visitors.
The “corners” of the guest room in the children’s and master bedrooms are not ideal. I prefer rectangular rooms but don’t see a good solution. Perhaps it’s not a big issue when the doors are open since the small corner doesn’t affect much. Alternatively, the hallway could be slightly widened and the doors moved – but the hallway is already quite generous.
Regarding the bathrooms, why three? A WC is needed on the ground floor. The floor plan allows either a small dressing area in front of the WC or a larger WC room; we chose the latter. Since we have children, having a shower near the front door is practical, more a luxury but very convenient. The layout also provides great flexibility in case of unexpected situations (accessible shower on the ground floor, the possibility to divide ground and upper floors with the office as a bedroom if the upper floor is rented out) and guests staying in the office have a bathroom nearby. On the upper floor, the small bathroom’s shower could be removed, but the benefits are minor, as there should be a second WC anyway.
Clear ceiling height: Ground floor 296 cm (9 ft 9 in), upper floor 283.5 cm (9 ft 4 in). Walls made of Liapor (lightweight aggregate concrete).
House Design
Designer: Own wishes, drawn by the general contractor. Ideas from the internet, GC plans, and conversations with architect friends. I drew many dozens of drafts, and we gradually optimized the GC’s drafts. It is a compromise, not the ideal solution – but our main points are considered. We have been working on this for several months and want to decide soon.
What do you particularly like and why? The rooms and hallways are spaciously designed, and the high ceilings certainly create a pleasant spatial feeling. The south orientation is very successful in my view, providing good garden views. All rooms have practical layouts and are easy to furnish. Although it is “only” an urban villa, I find it visually appealing, and I like the window arrangement.
The site location on the plot is perfect! Driveway to the north, garage in the northeast, garden to the south.
What do you dislike and why? The guest room is a bit “crammed,” as described above.
Price estimate according to architect/planner: $480,000 - $520,000, depending on additional packages. Quotes are available, most meet or are below the budget, but prices for two trades do not match our expectations yet.
Personal price limit for the house, including fittings: $550,000 (excluding land, garage, landscaping).
Preferred heating technology: Planned air-to-water heat pump. The geothermal offer is not yet available.
If you had to give up on certain details/extras:
- What can you do without: The walk-in closet is already removed. One less shower would be possible, but three WCs should remain. The L-shape in the living area is canceled. The office and hallways could be smaller.
- What you cannot give up: Large living area, ground floor office, two children’s bedrooms.
Why has the design ended up like it is?
See the descriptions above.
What is the most important/basic question about the floor plan in 130 characters?
We created many sketches and revised numerous drafts – this is the result! It should be roughly buildable as is. The GC architect’s review is still pending.
Questions: Do you see any fundamental flaws that oppose the planned implementation? Are there optimization possibilities? Have we overlooked anything and become too close to see the bigger picture?
Thank you very much for your time!
Here is our current draft. It is a compromise between our wishes and budget constraints, but we would implement it as it is. Only the “corners” in the guest room still bother me, but that would probably only be resolved with more floor area.
Development Plan/Restrictions
Plot size: 753 sqm (8,109 sq ft)
Slope: No
Site coverage ratio: 0.3
Floor area ratio: 0.6
Building envelope, building line and boundaries: 5 m (16 ft) setback from the street
Edge development: Garage allowed on the neighboring boundary
Number of parking spaces: 2
Number of floors: Two full stories
Roof style: All common roof types are permitted. Green roofing required under 10° pitch.
Architectural style: No special requirements
Orientation: Our address faces the street on the south side. We plan to place the house fairly far towards the northern part of the lot. The driveway will then be on the north side, along with the front door, and the garden will be on the south side. The building authority and property management have no objections.
Maximum height/building limits: Top of building 9.5 m (31 ft)
Other requirements: Mandatory cisterns, heat pumps to be installed indoors
Owner Requirements
Style, roof type, building type: Urban villa with hip roof
Basement, floors: No basement, two full stories
Number of occupants, ages: Four (40, 38, 7, 5)
Space requirements ground floor, upper floor: See floor plan. We removed the walk-in closet; otherwise, it should remain roughly as planned.
Office: Family use and home office
Guest stays per year: Regularly on weekends
Open or closed layout: Open kitchen, large living/dining area, otherwise classical room layout
Conservative or modern design: Subjective – rather modern, but no extravagant design due to budget
Open kitchen, kitchen island: Open kitchen, tending towards a kitchen island
Number of dining seats: 6
Fireplace: No
Music/sound wall: No
Balcony, roof terrace: No
Garage, carport: Double garage, likely built later
Utility garden, greenhouse: I grow fruits and vegetables for pleasure rather than food supply
Other wishes/special features/daily routine, including reasons why certain features are included or excluded:
I like extravagant houses, but that doesn’t fit the budget, so we opted for a classic design. To keep it interesting, there will be a bay window and a small porch with columns at the front (perhaps a subtle hint of Roman style). Many floor-to-ceiling windows facing south. More glass facades would be nice, but we prioritized otherwise. The living/dining area was initially planned in an L-shape – this would have created an “extension” toward the garden for the dining area, with an outdoor seating area on the terrace. We cancelled this because the house became too large overall.
The exterior appearance should be harmonious. Straight lines and symmetry are important to me. The shape and arrangement of the windows should reflect these wishes as well as create a pleasant feeling inside.
The kitchen and living area should be the central focus, so we want to reserve as much space there as possible. The office on the ground floor is for flexible working hours. We strongly prefer either a straight single-flight staircase or a double-flight U-shaped staircase with a landing.
Initially, the upper floor included a master suite with bedroom, walk-in closet, and master bathroom. The second bathroom was located at the end of the hallway, which we didn’t like, so we changed it as shown. Including a walk-in closet would have made the bedroom visually too small. Having the bathrooms accessible to everyone in the house is also more practical.
Removing the guest room would improve the floor plan significantly, but we want to keep it for several reasons. Family visits are planned regularly, at least every other weekend, and a guest room makes this more manageable. We often have guests and find it more welcoming to have people in the house instead of a hotel. My wife can also use this room as a home office and doesn’t have to pack up daily; it also has a nice garden view. It would be possible to manage without the guest room, but it seems odd to build a large house and then not have a flexible room. The ground floor office will likely become quite crowded (we’re building without a basement) and would only serve as a guest sleeping area when there are multiple visitors.
The “corners” of the guest room in the children’s and master bedrooms are not ideal. I prefer rectangular rooms but don’t see a good solution. Perhaps it’s not a big issue when the doors are open since the small corner doesn’t affect much. Alternatively, the hallway could be slightly widened and the doors moved – but the hallway is already quite generous.
Regarding the bathrooms, why three? A WC is needed on the ground floor. The floor plan allows either a small dressing area in front of the WC or a larger WC room; we chose the latter. Since we have children, having a shower near the front door is practical, more a luxury but very convenient. The layout also provides great flexibility in case of unexpected situations (accessible shower on the ground floor, the possibility to divide ground and upper floors with the office as a bedroom if the upper floor is rented out) and guests staying in the office have a bathroom nearby. On the upper floor, the small bathroom’s shower could be removed, but the benefits are minor, as there should be a second WC anyway.
Clear ceiling height: Ground floor 296 cm (9 ft 9 in), upper floor 283.5 cm (9 ft 4 in). Walls made of Liapor (lightweight aggregate concrete).
House Design
Designer: Own wishes, drawn by the general contractor. Ideas from the internet, GC plans, and conversations with architect friends. I drew many dozens of drafts, and we gradually optimized the GC’s drafts. It is a compromise, not the ideal solution – but our main points are considered. We have been working on this for several months and want to decide soon.
What do you particularly like and why? The rooms and hallways are spaciously designed, and the high ceilings certainly create a pleasant spatial feeling. The south orientation is very successful in my view, providing good garden views. All rooms have practical layouts and are easy to furnish. Although it is “only” an urban villa, I find it visually appealing, and I like the window arrangement.
The site location on the plot is perfect! Driveway to the north, garage in the northeast, garden to the south.
What do you dislike and why? The guest room is a bit “crammed,” as described above.
Price estimate according to architect/planner: $480,000 - $520,000, depending on additional packages. Quotes are available, most meet or are below the budget, but prices for two trades do not match our expectations yet.
Personal price limit for the house, including fittings: $550,000 (excluding land, garage, landscaping).
Preferred heating technology: Planned air-to-water heat pump. The geothermal offer is not yet available.
If you had to give up on certain details/extras:
- What can you do without: The walk-in closet is already removed. One less shower would be possible, but three WCs should remain. The L-shape in the living area is canceled. The office and hallways could be smaller.
- What you cannot give up: Large living area, ground floor office, two children’s bedrooms.
Why has the design ended up like it is?
See the descriptions above.
What is the most important/basic question about the floor plan in 130 characters?
We created many sketches and revised numerous drafts – this is the result! It should be roughly buildable as is. The GC architect’s review is still pending.
Questions: Do you see any fundamental flaws that oppose the planned implementation? Are there optimization possibilities? Have we overlooked anything and become too close to see the bigger picture?
Thank you very much for your time!
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