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?
H
hanghaus202324 Nov 2022 11:09I would position the house slightly higher (finished ground floor height = 111.00 m (364 ft)) and more towards the south.
This way, the neighbor will block less of your west side, and you will have some slope towards the street.
The basement excavation should be sufficient for terrain shaping.
A solid reinforcement and backfilling of the garage driveway also provides a good crane setup area.
This way, the neighbor will block less of your west side, and you will have some slope towards the street.
The basement excavation should be sufficient for terrain shaping.
A solid reinforcement and backfilling of the garage driveway also provides a good crane setup area.
H
hanghaus202324 Nov 2022 11:25Are there already initial drafts from the new general contractor?
hanghaus2023 schrieb:
Are there any initial drafts from the new general contractor yet?Not yet. I think we might receive them tomorrow.
However, it will be a different draft since I first wanted to have the general contractor prepare it. 😉
hanghaus2023 schrieb:
I would position the house a bit higher (h = 111.00 m finished floor level ground floor) and further south.
This way, the neighbor won’t shade your west side as much, and you’ll have a slight slope towards the street.
The basement excavation should be sufficient for landscaping.
Good reinforcement and backfilling of the garage driveway will also provide a good crane setup area.We also planned to position the house a bit further south.
Attached is the floor plan from the general contractor with my feedback.
Ground Floor:
- Entrance area only 1.67m (5.5 feet) wide, acceptable but 2m (6.5 feet) would be better
- Huge pantry, okay but smaller would be preferable
- Staircase width 2.10m (6.9 feet), better if 2.25m (7.4 feet)
- Guest bathroom is really nice because it is spacious
- Missing window in the staircase area for more light
- We liked the dining area better in the bay window layout
- Moving the staircase away from the entrance area is very positive
Upper Floor:
- Bedroom width only 2.78m (9.1 feet), which is a bit tight; better 2.80m (9.2 feet) or even 2.90m (9.5 feet)
- Laundry chute in the dressing room instead of the bathroom
- Bathroom furnishing is challenging, especially regarding the sink
- Children’s room only 13sqm (140 sqft) instead of 14 or 15sqm (150 or 160 sqft)
- Narrow shower
Basement:
- Missing windows
Site Plan:
- Garage + parking spaces on the west side
General question about the site plan: How do you feel about having the garage on the west side? On July 22, 2022, at 8:27 pm, I stood on the property and took a photo (see attachment). You can see that the sun would disappear behind the house shortly afterwards. The house is generally positioned slightly angled on the lot. The advantage would be that we can use the “long” corner better for two parking spaces and not have to separate garage and parking spaces as I indicated in post #36.
https://www.hausbau-forum.de/threads/grundriss-efh-165m-plus-keller.44067/post-605630
My gut feeling is that this is not the right floor plan because it has too many issues. Therefore, I would go back to the bay window layout.
@katja and jpg Do you have any good floor plans? How would you build?
Ground Floor:
- Entrance area only 1.67m (5.5 feet) wide, acceptable but 2m (6.5 feet) would be better
- Huge pantry, okay but smaller would be preferable
- Staircase width 2.10m (6.9 feet), better if 2.25m (7.4 feet)
- Guest bathroom is really nice because it is spacious
- Missing window in the staircase area for more light
- We liked the dining area better in the bay window layout
- Moving the staircase away from the entrance area is very positive
Upper Floor:
- Bedroom width only 2.78m (9.1 feet), which is a bit tight; better 2.80m (9.2 feet) or even 2.90m (9.5 feet)
- Laundry chute in the dressing room instead of the bathroom
- Bathroom furnishing is challenging, especially regarding the sink
- Children’s room only 13sqm (140 sqft) instead of 14 or 15sqm (150 or 160 sqft)
- Narrow shower
Basement:
- Missing windows
Site Plan:
- Garage + parking spaces on the west side
General question about the site plan: How do you feel about having the garage on the west side? On July 22, 2022, at 8:27 pm, I stood on the property and took a photo (see attachment). You can see that the sun would disappear behind the house shortly afterwards. The house is generally positioned slightly angled on the lot. The advantage would be that we can use the “long” corner better for two parking spaces and not have to separate garage and parking spaces as I indicated in post #36.
https://www.hausbau-forum.de/threads/grundriss-efh-165m-plus-keller.44067/post-605630
My gut feeling is that this is not the right floor plan because it has too many issues. Therefore, I would go back to the bay window layout.
@katja and jpg Do you have any good floor plans? How would you build?
Gregor_K schrieb:
@katja and jpg Do you still have good floor plans? How would you build? Are you referring to me? I don’t think the design is good. Many points have already been made. Additionally, I find the hallway in front of the stairs oversized, the dining area cramped, and the upstairs hallway too large. The staircase is incorrectly placed on the short side of the house, which results in narrow rooms and a large hallway.
I didn’t have many complaints about the first design! And there were hardly any… the only issue was the basement.
And yes, I wouldn’t put a garage on the west side but rather have a large window there.
The bathroom still needs some work.
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