ᐅ Demolition of 270-Year-Old House and Construction of a Modern Multi-Use Building
Created on: 17 Nov 2021 10:10
I
i_b_n_a_n
To bring some truly relevant content back into the BUILDForum... 😉
Here are my initial unstructured thoughts on my current construction project.
I am planning to demolish my old house 😱
The reason: We are desperately looking for office space nearby, which is simply not available. Further development areas in the vicinity are only expected in a few years, and the chance of getting anything there will be very low. Renovation is out of the question due to the building's structure. So demolition and new construction.
Thoughts...
Temporary relocation space needed for at least 1 year from the start of construction -> possible with many restrictions
No zoning plan -> so § 34 Building Code applies
Boundary construction (again) on three sides -> absolutely necessary again as the plot is only 298m² (3208 sq ft)!
If boundary construction is not possible -> sale of the property 🙄
Parking requirements not clear yet, but likely achievable (“basement” or underpassable ground floor)
Demolition costs about 25-30K including disposal of oil tanks (initial estimate from architect), we had expected 50K 😀
Plan budget with around 100K buffer 😡
Construction costs are obviously a concern, but it probably won’t get any cheaper.
Slope in the building area approximately 1.5m (5 ft) hence (again) something like a basement / semi-basement -> underpassable ground floor (from the “right”) with parking spaces for car, bike, and garbage bins, also serves as delivery entrance for goods
Extra access road (5-10K?) through existing small flower bed (belongs to municipality) so about 5m (16 ft) paved area + lowered curb etc.
Goal:
Modern multifunctional building with 2 full floors as office space
A recessed top floor as penthouse / apartment or additional office space (for rent)
Our company will move into the ground floor and part of the first floor as tenant; the rest will be rented out (currently and conservatively estimated at a minimum of €9 cold rent for office or apartment)
The building’s footprint will likely be around 13x13m (43x43 ft)
Only on the front side (office entrance) and right side can windows be installed on the ground floor, first floor, and attic.
“Back” and “left” sides of the ground floor probably difficult to impossible for windows due to boundary construction. With a 13x13m footprint that leaves a lot of space without natural light on the ground floor.
Initial discussion with the bank regarding financing went very well. It will probably work (the estimates from both the bank and the architect are around €2500 per m²). For your info: in North Rhine-Westphalia / rural Münsterland
A trusted architect will clarify some framework conditions by the weekend (what can / may be built regarding boundary and height)
Decision must be made by this Christmas... then, if approved, one year for planning & building permit application plus one year construction time...
Sketches coming next week
Alright, your turn 😉
Here are my initial unstructured thoughts on my current construction project.
I am planning to demolish my old house 😱
The reason: We are desperately looking for office space nearby, which is simply not available. Further development areas in the vicinity are only expected in a few years, and the chance of getting anything there will be very low. Renovation is out of the question due to the building's structure. So demolition and new construction.
Thoughts...
Temporary relocation space needed for at least 1 year from the start of construction -> possible with many restrictions
No zoning plan -> so § 34 Building Code applies
Boundary construction (again) on three sides -> absolutely necessary again as the plot is only 298m² (3208 sq ft)!
If boundary construction is not possible -> sale of the property 🙄
Parking requirements not clear yet, but likely achievable (“basement” or underpassable ground floor)
Demolition costs about 25-30K including disposal of oil tanks (initial estimate from architect), we had expected 50K 😀
Plan budget with around 100K buffer 😡
Construction costs are obviously a concern, but it probably won’t get any cheaper.
Slope in the building area approximately 1.5m (5 ft) hence (again) something like a basement / semi-basement -> underpassable ground floor (from the “right”) with parking spaces for car, bike, and garbage bins, also serves as delivery entrance for goods
Extra access road (5-10K?) through existing small flower bed (belongs to municipality) so about 5m (16 ft) paved area + lowered curb etc.
Goal:
Modern multifunctional building with 2 full floors as office space
A recessed top floor as penthouse / apartment or additional office space (for rent)
Our company will move into the ground floor and part of the first floor as tenant; the rest will be rented out (currently and conservatively estimated at a minimum of €9 cold rent for office or apartment)
The building’s footprint will likely be around 13x13m (43x43 ft)
Only on the front side (office entrance) and right side can windows be installed on the ground floor, first floor, and attic.
“Back” and “left” sides of the ground floor probably difficult to impossible for windows due to boundary construction. With a 13x13m footprint that leaves a lot of space without natural light on the ground floor.
Initial discussion with the bank regarding financing went very well. It will probably work (the estimates from both the bank and the architect are around €2500 per m²). For your info: in North Rhine-Westphalia / rural Münsterland
A trusted architect will clarify some framework conditions by the weekend (what can / may be built regarding boundary and height)
Decision must be made by this Christmas... then, if approved, one year for planning & building permit application plus one year construction time...
Sketches coming next week
Alright, your turn 😉
The buyer pays for the notary. You only have to pay for the cancellation of your mortgage lien. That’s why many say that the buyer is allowed to choose the notary. However, it doesn’t really matter, as the notary must be impartial. Defects can be listed, but known hidden defects or intent cannot be ruled out.
Grundaus schrieb:
The buyer pays for the notary. You only have to pay for the removal of your mortgage lien. That’s why many say the buyer can choose the notary.
But it doesn’t really matter, since the notary must be neutral. You can list known defects, but hidden defects or intentional concealment can never be completely ruled out. Wouldn’t it be better to list all defects in detail? (I know “all” of them and have already informed the buyer, but he didn’t really want to know the details…). I’ve known the buyer for 20 years and don’t expect any problems, but given the amount involved, I naturally want to exclude possible issues as much as possible.
And I’m not liable for hidden defects that I don’t know about – right? (sold “as is”…)
Unfortunately, there is also an old mortgage lien that my parents were never able to remove. What is usually done in that case? (I need to talk to my parents about why it wasn’t possible or call the bank and ask)
P.S. I may be old and therefore grown-up, but I have never sold a house before 😉
Garten2 schrieb:
So, did you build something else or rent it for your company?Rented, we can move in by November at the latest. We would like to build ourselves, but there is simply a lack of commercial land available. It would be fun to have around 2,000–3,000m² (21,500–32,300 sq ft) to realize our plans. According to our future landlord, he searched for a suitable commercial plot for 7 years!!Fun fact related to the old mortgage. I now have information about it. It dates back to 1956! and was approximately 5,400 DM (what would that be worth today in terms of purchasing power?), so probably from my parents’ parents-in-law (who are 80 and 85 years old). The approval for second cancellation costs about €250 in fees, because the buyer wants to have a "clean" land register extract.
i_b_n_a_n schrieb:
We do want to build ourselves, but there is simply a shortage of commercial land. Something around 2,000–3,000 m² (21,500–32,300 sq ft) would be ideal to meet our requirements. According to information from our future landlord, he searched for a suitable commercial plot for 7 years!!You know where to find me. By the way, I also have a commercial building grants advisor "on hand" (as they say in Cologne). I’m glad to still find this thread active here.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
You know where to find me. By the way, I also have a commercial construction funding advisor “on hand” (as they say in Cologne). I’m glad to see this thread still active.Yes, I know that. Still, thanks for the tip 😉 When we are ready, I’ll get in touch with pleasure, and it’s nice to hear from you again...!
We are in close contact ourselves with the mayor and another staff member (we call him every 2–4 weeks to check on the progress). There is real hope for us to get more details in the coming months. Politically, things are quite heated here at the moment because agricultural land is planned to be sealed by a private investor with a huge logistics warehouse (60,000m² (645,835 sq ft)!!) This all factors in unfortunately and is far from resolved 🤨
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