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?
ypg schrieb:
Then I’ll just remove the stair window and reposition it lower, basically moving it from the landing down to about 85cm (33.5 inches). The position of this window is unclear: according to the floor plan, it is at the same relative sill height as the bathroom window, but the elevation view shows it to be at the same absolute sill height (which means it is seven stair riser heights above the landing level, so above the residents’ head height!).
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
What effect does my post (#145) have on you: have you not understood the issue or do you just not care; and what is the current construction status anyway?To be honest, I don’t understand the issue. I pointed it out to the planner, but he somehow doesn’t want to address it. Where can I read up on this? The current construction status is that the foundation slab was poured yesterday.
ypg schrieb:
Then I’ll just remove the stair window and move it lower, that is, from the landing to about 85 cm (33 inches).What kind of window is that supposed to be?
How?
It is definitely installed too high. That’s not how it’s done; the window height should align with the landing level.
Gregor_K schrieb:You only have a stair window. And that window is useless to you. Well, it will just cause trouble because it’s difficult to clean.
What kind of window is that supposed to be?
It is definitely installed too high. That’s not how it’s done; the window height should align with the landing level.
ypg schrieb:
How?
You only have one stairwell window. And that window is of no use to you. Actually, it’s a problem because it’s difficult to clean.
It is definitely installed too high. That’s not the way to do it; the window should align with the landing height. That is all correct. However, I don’t have a better solution. A window extending from the landing up to the ceiling-wall junction or even beyond doesn’t look good either.
The issue with sloppy workmanship is this: when the planner ignores the eight-meter modular grid and invents arbitrary dimensions that do not align with the brick sizes, the mason has to cut bricks first and, secondly, ends up confused by placing the vertical joints of adjacent brick courses off-center (ideally roughly centered over or under the bricks of the neighboring course). This weakens the structural bond of the wall, and often the window installer encounters anchoring problems within the open gaps left behind by this botched work.
The cause is planners from the “CAD generation” with impaired spatial visualization skills and no practical construction experience, who cannot imagine the walls they draw being actually built in real life. Whether this is because draftsmen and architects in my pencil-and-paper days went to school before Pisa, nobody really knows…
In any case, dividing one meter into eight equal steps would not be rocket science, and all those involved in implementation would quite literally have a stone lifted from their hearts – building quality would improve by a whole league thanks to this simple trick.
Anyway, I played Schäng Pütz for a moment and prepared something for you: in the drawing, the red lines represent the floors of the bathroom and staircase; the blue arrows indicate the parapet height according to the floor plan; the yellow arrow shows that the parapet height above the landing floor is suddenly seven steps higher; the orange arrow is the 1.72m (5 ft 8 in) tall stair user; and the gray bar symbolizes the position of the floor slab. Hopefully, it becomes very clear what an unplasterable window is planned here. To avoid conflicts with a ring beam, the stairwell window would probably be best placed at about 130cm (51 inches) above the landing floor. To avoid a Frankenstein-like sloping façade, you might want to choose the bathroom window to match the bedroom window more pleasantly?
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
The cause is planners from the “CAD generation” with impaired spatial visualization skills and no practical construction experience, who cannot imagine the walls they draw being actually built in real life. Whether this is because draftsmen and architects in my pencil-and-paper days went to school before Pisa, nobody really knows…
In any case, dividing one meter into eight equal steps would not be rocket science, and all those involved in implementation would quite literally have a stone lifted from their hearts – building quality would improve by a whole league thanks to this simple trick.
Gregor_K schrieb:Apparently, you know one more technical term than I do 🙂
A window from the landing up to the ceiling-wall connection
Anyway, I played Schäng Pütz for a moment and prepared something for you: in the drawing, the red lines represent the floors of the bathroom and staircase; the blue arrows indicate the parapet height according to the floor plan; the yellow arrow shows that the parapet height above the landing floor is suddenly seven steps higher; the orange arrow is the 1.72m (5 ft 8 in) tall stair user; and the gray bar symbolizes the position of the floor slab. Hopefully, it becomes very clear what an unplasterable window is planned here. To avoid conflicts with a ring beam, the stairwell window would probably be best placed at about 130cm (51 inches) above the landing floor. To avoid a Frankenstein-like sloping façade, you might want to choose the bathroom window to match the bedroom window more pleasantly?
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
P.S., for reasons alea iacta:
Of course, additional permits could still be submitted now, but it would be better only for the stairwell window balustrade; trying to fix the poor workmanship spots at this point would not be wise (it would only create more confusion than already exists in the drawings). However, I strongly recommend passing this notice on to the site supervising expert and under no circumstances trusting the kamikaze, skilled hands ;-) of the general contractor’s site manager.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Gregor_K schrieb:
The current construction status is that the foundation slab was poured yesterday.
Of course, additional permits could still be submitted now, but it would be better only for the stairwell window balustrade; trying to fix the poor workmanship spots at this point would not be wise (it would only create more confusion than already exists in the drawings). However, I strongly recommend passing this notice on to the site supervising expert and under no circumstances trusting the kamikaze, skilled hands ;-) of the general contractor’s site manager.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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