ᐅ Single-family house floor plan approximately 165 m² plus basement
Created on: 30 Aug 2022 21:16
G
Gregor_K
Hello everyone,
My wife and I purchased a plot of land last year and are now ready to start the construction project. Over the past few weeks, I have spoken with four general contractors and gathered quotes. In the coming weeks, I plan to choose one general contractor; at the moment, two are in the final running. Several floor plans have been developed, and I have posted the one we like best here. The floor plan currently does not include furniture, but once we decide on a contractor, I will finalize it with the contractor/architect unless a better plan comes up.
Of the two general contractors we are considering, one offers a planning contract for service phases HOAI 1-4. The other does not provide this, so we will need to hire a separate architect (HOAI 1-3).
Having followed various discussions in this forum for a while, I would appreciate your feedback on the floor plan. This is our first build; my knowledge so far comes from seminars by the Builders’ Protection Association and this housebuilding forum.
Development Plan/Restrictions
Plot No. 194
Plot size: 680m² (7,300 sq ft)
Slope: yes, descending about 1 to 1.5m (3 to 5 feet) from the access road
Site coverage ratio: 0.4
Floor area ratio: N/A
Building envelope, building line and boundary: see blue line on the development plan; approximately 12.95m x 20m (42.5 ft x 66 ft)
Setback from boundary: 3m (10 feet)
Parking spaces: 1 to 2
Maximum building height: 2 full floors
Roof style: no specification in the development plan
Homeowners’ Requirements
Style, roof type, building type: Single-family house, gabled roof with purlins if possible
Basement, floors: 2 full floors plus basement
Number of occupants: 5 people, 2 adults and 3 children
Office: Home office room
Occasional guests: none or at most 1 to 2 per year
Open kitchen, kitchen island: Yes, open kitchen, but kitchen island not absolutely necessary
Number of dining seats: 6
Fireplace: no
Balcony, roof terrace: not required
Garage, carport: Single garage to be located on the east side, plus at least 2 additional parking spaces on the northwest side of the property
House Design
Designer:
- Design by a prefabricated house supplier
What do you particularly like? Why?
We like the appearance of the house with the bay window; it looks stylish to us. Overall, it includes everything we need, such as a pantry, a relatively spacious dining area combined with the living room, 3 children’s rooms, and an office.
What do you dislike? Why?
The staircase could be positioned further from the entrance, but this is acceptable. The bathroom design still looks unfinished.
Price estimate according to architect/designer: €620,000 without ancillary building costs (no price negotiation)
Personal price limit for the house, including fittings: €650,000 without ancillary building costs
If you had to give up certain details/extra features,
- what you could do without: Items we can omit have already been removed, e.g., walk-in closet and storage room
- what you cannot do without: 3 children’s rooms, pantry, office, landing staircase, basement
Why is the design as it is now? For example:
Design from the planner following these specifications:
- 2 full floors or 1.5 floors with a high knee wall (e.g., 180cm (70.9 inches))
- Flexible roof type; we like a gabled roof with purlins or alternatively a hip roof or flat roof
- Ground floor plus upper floor should be between 165m² and 175m² (1,776 to 1,884 sq ft)
- open kitchen + living room + dining area
- guest bathroom with shower
- entrance area should be usable for 5 people (space for shoe cabinets)
- pantry
- office room that can later be used as a bedroom in older age
- dining area close to the kitchen
- kitchen and dining area should be near the terrace
- 3 children’s rooms (2 rooms at least 15m² (161 sq ft), 1 room at least 12m² (129 sq ft))
- master bedroom with or without walk-in closet, depending on what fits better into the floor plan
- optional laundry chute would be great but not essential
- preferably no separate children’s bathroom
- bathroom at least 10m² (108 sq ft), better if 12 to 14m² (129 to 151 sq ft), depending on the layout
- staircase should not be located in the entrance’s dirt zone. A comfortable staircase would be great; ideally a landing staircase
- space for a single garage on the plot, i.e., no double garage
- access from the garage to the pantry would be nice but not essential
- no gallery
- no conservatory/glass extension
- covered access from garage to front door is not absolutely necessary
What is the most important/basic question about the floor plan in 130 characters?
Can the staircase be placed further away from the entrance? What do you think about making windows in the bathroom, master bedroom, and office narrower (window sill height)? Are the basement windows well positioned, especially those near the terrace?
My wife and I purchased a plot of land last year and are now ready to start the construction project. Over the past few weeks, I have spoken with four general contractors and gathered quotes. In the coming weeks, I plan to choose one general contractor; at the moment, two are in the final running. Several floor plans have been developed, and I have posted the one we like best here. The floor plan currently does not include furniture, but once we decide on a contractor, I will finalize it with the contractor/architect unless a better plan comes up.
Of the two general contractors we are considering, one offers a planning contract for service phases HOAI 1-4. The other does not provide this, so we will need to hire a separate architect (HOAI 1-3).
Having followed various discussions in this forum for a while, I would appreciate your feedback on the floor plan. This is our first build; my knowledge so far comes from seminars by the Builders’ Protection Association and this housebuilding forum.
Development Plan/Restrictions
Plot No. 194
Plot size: 680m² (7,300 sq ft)
Slope: yes, descending about 1 to 1.5m (3 to 5 feet) from the access road
Site coverage ratio: 0.4
Floor area ratio: N/A
Building envelope, building line and boundary: see blue line on the development plan; approximately 12.95m x 20m (42.5 ft x 66 ft)
Setback from boundary: 3m (10 feet)
Parking spaces: 1 to 2
Maximum building height: 2 full floors
Roof style: no specification in the development plan
Homeowners’ Requirements
Style, roof type, building type: Single-family house, gabled roof with purlins if possible
Basement, floors: 2 full floors plus basement
Number of occupants: 5 people, 2 adults and 3 children
Office: Home office room
Occasional guests: none or at most 1 to 2 per year
Open kitchen, kitchen island: Yes, open kitchen, but kitchen island not absolutely necessary
Number of dining seats: 6
Fireplace: no
Balcony, roof terrace: not required
Garage, carport: Single garage to be located on the east side, plus at least 2 additional parking spaces on the northwest side of the property
House Design
Designer:
- Design by a prefabricated house supplier
What do you particularly like? Why?
We like the appearance of the house with the bay window; it looks stylish to us. Overall, it includes everything we need, such as a pantry, a relatively spacious dining area combined with the living room, 3 children’s rooms, and an office.
What do you dislike? Why?
The staircase could be positioned further from the entrance, but this is acceptable. The bathroom design still looks unfinished.
Price estimate according to architect/designer: €620,000 without ancillary building costs (no price negotiation)
Personal price limit for the house, including fittings: €650,000 without ancillary building costs
If you had to give up certain details/extra features,
- what you could do without: Items we can omit have already been removed, e.g., walk-in closet and storage room
- what you cannot do without: 3 children’s rooms, pantry, office, landing staircase, basement
Why is the design as it is now? For example:
Design from the planner following these specifications:
- House with basement:
- 2 full floors or 1.5 floors with a high knee wall (e.g., 180cm (70.9 inches))
- Flexible roof type; we like a gabled roof with purlins or alternatively a hip roof or flat roof
- Ground floor plus upper floor should be between 165m² and 175m² (1,776 to 1,884 sq ft)
- Ground floor:
- open kitchen + living room + dining area
- guest bathroom with shower
- entrance area should be usable for 5 people (space for shoe cabinets)
- pantry
- office room that can later be used as a bedroom in older age
- dining area close to the kitchen
- kitchen and dining area should be near the terrace
- Upper floor:
- 3 children’s rooms (2 rooms at least 15m² (161 sq ft), 1 room at least 12m² (129 sq ft))
- master bedroom with or without walk-in closet, depending on what fits better into the floor plan
- optional laundry chute would be great but not essential
- preferably no separate children’s bathroom
- bathroom at least 10m² (108 sq ft), better if 12 to 14m² (129 to 151 sq ft), depending on the layout
- General:
- staircase should not be located in the entrance’s dirt zone. A comfortable staircase would be great; ideally a landing staircase
- space for a single garage on the plot, i.e., no double garage
- access from the garage to the pantry would be nice but not essential
- no gallery
- no conservatory/glass extension
- covered access from garage to front door is not absolutely necessary
What is the most important/basic question about the floor plan in 130 characters?
Can the staircase be placed further away from the entrance? What do you think about making windows in the bathroom, master bedroom, and office narrower (window sill height)? Are the basement windows well positioned, especially those near the terrace?
Gregor_K schrieb:
The plot is 680m² (7,300 ft²) in size I was actually referring to the lengths of the property boundaries, especially the width along the street.
Gregor_K schrieb:
He didn’t yet know if the neighbor on the left would fill in the remaining land. What is he like? Is he approachable? If so, I would invite him for a beer and coordinate the plans to avoid any issues with L-shaped retaining blocks, rainwater running onto the neighbor’s property, fences collapsing, or similar problems. Of course, such agreements may ultimately be worthless if push comes to shove. But it’s worth trying.
Gregor_K schrieb:
The plot is 680m2 (7313 square feet) in size, and garages/carports are allowed to be built up to the property boundary. But that refers to the side boundaries of the property, not the front boundary at the street, right?!
ypg schrieb:
But this refers to the side property boundaries, not the front one on the street, right?! I want to place some grass pavers / paving stones where it says S S (parking space) and not designate it as a garage / carport / parking space. I would still park my cars and my children’s cars there (once they turn 18). The building permit specifies a garage with a 5m (16 ft) setback from the street. Since the curb is not very high, it’s easy to drive from the street onto the property. I once read somewhere that only one driveway is allowed per property.
K a t j a schrieb:
I was actually referring to the lengths of the property boundaries, especially the width along the street.
What’s he like? Can you talk to him? If yes, I’d invite him for a beer and coordinate the plans so that none of you have to install any L-shaped retaining blocks, or have rainwater running onto the neighbor’s property, or the fence falling over, or similar problems. Of course, such agreements can become meaningless when it really matters. But it’s worth a try. My neighbor is approachable. I’ve already had a beer with him. 😀 That was right after buying the plot, though, and I hadn’t thought things through properly yet.
The dimensions of the property are as follows: the side along the access road is about 21.03m (69 ft) (north), the sides approximately 35.5m (116 ft) (west) and 32.34m (106 ft) (east). At the very back, on the south side, it’s about 20.26m (66 ft). I took these figures from the geoportal.
Gregor_K schrieb:
Of the two general contractors (GCs) under consideration, one offers a design contract covering phases 1-4 according to HOAI. Unfortunately, the other does not offer this, so we will have to hire a separate architect for phases 1-3. (HOAI 1-3) I previously mentioned that one of the GCs does not provide a separate design contract. That wasn’t entirely accurate.
We have developed a similar floor plan with the GC as shown in this thread, and I received a good offer for it. The GC has now proposed that I sign the house construction contract/offer along with the design contract, and we would adjust the contract afterwards. My request to sign only the design contract was initially declined. Honestly, I am a bit unsure whether this is the best approach or if it would be better to hire a separate architect. I basically trust the GC. What do you think?
Gregor_K schrieb:
Of the two general contractors (GCs) still being considered, one offers a design contract covering work phases HOAI 1-4. Unfortunately, the other does not offer this, so we will have to hire a separate architect. (HOAI 1-3)Gregor_K schrieb:
Earlier I said that one of the GCs does not offer a separate design contract. That wasn’t entirely correct.
We developed a similar floor plan with the GC, as discussed in this thread, and I also received a good offer. He has now proposed that I sign the house construction contract/offer and the design contract together, and that we amend the contract later. My request to sign only the design contract was initially rejected. Honestly, I’m a bit skeptical whether this is the right approach, or if it would be better to hire a separate architect. I basically trust the GC. What do you think?The fact that the GC does not offer the design contract separately is, to simplify, due to “trade law” reasons and indicates that he would also hire an independent architect just like you could do yourself (which in my opinion is the best approach). I would only choose the GC if your trust in him is shared by your architect. If you haven’t read my Phase 5 mantra yet, I’ll repeat it here: with the construction application drawings from service phase 4 you are allowed to build the house, but you cannot do so properly yet. Skipping service phase 5 comes back to haunt you painfully in the form of patchwork drywall encasements for all kinds of pipes and cables, and also with increased effort in service phase 8.Gregor_K schrieb:
Attached is the section drawing of the house.I really don’t like the cantilever of the bay window: if executed as roughly as shown in the plan, you won’t be happy with it, and even if done properly, you will save at most a few hundred dollars compared to building the bay window starting from the basement. In this specific case, the seemingly cheaper option is actually more complex.Where did the floor plan shown here come from? (It is full of dimensions that suggest very specific building materials or a non-masonry construction.) The best buildings with what I’d call a “design-involved GC” (especially if you consider skipping phases 6 and 7) come from minimal variations of one of their standard building proposals; the second best are consistent custom designs; and almost guaranteed to cause defects is when you alter a GC’s standard building proposal significantly (including dimensions). In such cases, the “this-always-works” approach leads to the biggest differences between planned and actual results.
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Christian 6512 Oct 2022 15:22Well, I’m not sure if the stairwell window really makes sense there. You stand on the landing at about 1.65m (5 ft 5 in).
That leaves almost no height above you. Or is the elevation just drawn incorrectly?
And in the bedroom, try placing your bed first and then a wardrobe.
Maybe the gable window in that room will have to be removed.
Just my opinion
That leaves almost no height above you. Or is the elevation just drawn incorrectly?
And in the bedroom, try placing your bed first and then a wardrobe.
Maybe the gable window in that room will have to be removed.
Just my opinion
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