ᐅ Floor Plan with 3 Children’s Bedrooms in a Single-Family Home – Potential?

Tolentino schrieb:

By the way, I had a fixed schedule in mind for the kitchen planning. Apart from the fact that no one else sticks to it, I should have positioned the cooktop one cabinet further to the right. If the current countertop ever needs replacing, I will probably make that adjustment. There is simply too little workspace between the sink and the cooktop.

Great that you share these insights here. The main workspace is exactly what’s between the sink and the cooktop. Like a kind of mantra in the other forum 😎

Brief feedback.

• Going through all the threads will still take us some time. Thanks for the tips! We are also extensively consulting prefab home sites, new development areas, and Google (for hours). There were similar floor plans, but none of them really convinced us enough to adopt them exactly as they are.
• The garage may be placed outside the building envelope, for example in the red rectangle shown, but it can also be inside the building envelope. The plot is not tiny, and the neighbor already has a garage/carport there. Therefore, we would prefer to position the garage there and not block the west side with the back of the garage in view.
• Of course, we do not want to replace architects, but we aim to approach architects/draftsmen with clear ideas as much as possible. We do not want to submit just a hand sketch for the implementation.
• Construction costs: The general feedback we have so far is that the EH40 subsidy with sustainability certification might not be worth it, as the additional costs would largely consume the subsidy. Also, using wood for heating might not be allowed, which we don’t like. The initial turnkey price indication from the general contractor was about €550 per m³ (cubic meter) of enclosed space for EH55. We will continue to inquire, as that probably wasn’t a bargain.
• We have several tradespeople in the family and plan to contract some trades separately. We will plan in more detail once we finalize a floor plan. In the worst case, the floor plan might need to be reconsidered.
• A basement should be included if affordable, but we don’t have a detailed floor plan for that yet (we are quite flexible). The basement staircase should usually lead from the ground floor under the staircase to the upper floor.

We will provide updates when we have news.

kbt09 schrieb:

It’s basically the main workspace, the area between the sink and the cooktop. Kind of like a mantra in the other forum 😎

Yes, that was clear to me in theory as well. I just thought that the surfaces of the dead corner being about 60 x 65 cm (24 x 26 inches) and an 80 cm (31 inch) base cabinet with countertop would be enough. Even during the cooktop installation, I briefly considered sliding another cabinet over, but 220 cm (87 inches) felt a bit excessive to me.
I only didn’t take two things into account:
1. That every free surface tends to be used as extra storage space.
2. That the dead corner surface, due to the power outlets positioned on the wall there, would automatically be used as a spot for kitchen appliances like a kettle or air fryer. In that sense, a strategic mistake on my part. – Oh well.

Tolentino schrieb:

Whatever

Exactly, although 220 cm (87 inches) can be quite a lot if the sink and cooktop are in a single line. A more consistent approach would be around 100 to 120 cm (39 to 47 inches), with all other appliances placed outside this 100 to 120 cm (39 to 47 inches) zone. This also improves workflow distances.

So, apparently things are not going as smoothly as they could.

First of all, the completed questionnaire is missing. Without knowing the reasons or background, it is impossible to be constructive.
Furthermore: what are the dimensions of the plot? How large is the building area?

patalmtt schrieb:

12×11 m.

Is the building area sufficient for 12 x 11?

patalmtt schrieb:

So we would like to attach the garage there and avoid blocking the west side with a view of the back of the garage.

12 x 11 plus garage?
Just because the neighbor has a carport there, the garage most likely must still be set back 5 meters (about 16 feet) from the street according to the development plan / building permit (are there details on that?). I advise you to consider the parking space/garage as secondary.

patalmtt schrieb:

Turnkey was initially quoted by the general contractor at about €550 per cubic meter of enclosed space for the EH55.

patalmtt schrieb:

But we are still checking around; that probably wasn’t a bargain.

Oops. That sounds like a bargain or a total miscalculation. If you are planning 180 sqm (about 1937 sq ft) over two floors, that is roughly 550 cubic meters (about 19,400 cubic feet). Multiplied by €550 per cubic meter, that’s nearly €300,000. Nowadays people usually calculate by square meter, and then 180 sqm × €3000 equals €540,000 plus additional building costs!
What on earth did the general contractor calculate there? And no, I definitely don’t mean to upset you.

patalmtt schrieb:

A basement will be added if affordable.

So… what exactly was the budget for the house excluding additional building costs? Is there really room for a basement?

Tolentino schrieb:

Oh, I almost forgot: gable roof with studio truss!
I regret that dumb hip roof the most.

You’re forgetting, @Tolentino, that a basement is planned. Nevertheless, maybe it would be better to continue discussing your house in your own thread before losing sight here that the original poster has a completely different concern: a general contractor who has estimated half the costs and a desire for a self-created design.

patalmtt schrieb:

We have several craftsmen in the family and plan to contract several trades individually.

Then a general contractor is off the table anyway. You should go to an architect who can recommend a building company.

patalmtt schrieb:

But approach the architects/drafters with clear ideas as far as possible.

Why? Architects usually have creative ideas that we wouldn’t even dream of at night—if you let them. Approaching a trained professional with preset plans and instructions can also lead to a rejection mentally despite a finalized draft. As a result, you might end up with a house that has bottlenecks.

patalmtt schrieb:

We will plan in more detail once we have finalized a floor plan. In the worst case, the floor plan will have to be reconsidered.

As I said before: that’s the wrong approach.
So I hope there will be some feedback here, that the general contractor gets some reality check, Tolentino’s experiences continue to be followed in his thread, the questionnaire is completed, and the building area dimensions are provided. Also, that you find an architect who can give you costs based on square meters, so you understand clearly what turnkey means and what additional costs might come. Because it seems like there really needs to be a talk about money here.

patalmtt schrieb:

Of course, we don’t want to replace architects, but we want to approach architects/drafters with clear ideas as much as possible. We don’t want to submit a hand sketch for implementation.

Get used to not mentioning architect and drafter in the same breath. A flight attendant is not a pilot. Just go to the architect with a list of needs and wishes. A drafter is their assistant, whom you usually don’t deal with during planning.

patalmtt schrieb:

The basement should be included if affordable, and we don’t have a detailed floor plan for it yet (we are quite flexible here). The basement stairs should generally come out in the ground floor under the stairs from ground floor to upper floor.

See also “With or without basement: a rule as a decision tool” and “Your answer to the basement question.” Give the character of the plot a lot of weight. Don’t build a basement just as extra storage space—you won’t save as much by doing the work yourself or getting discounted labor from family and friends as it will cost.

patalmtt schrieb:

We have several craftsmen in the family and plan to contract some trades individually. We will plan more exactly once we have finalized a floor plan. In the worst case, we will have to rethink the floor plan again.

“General contractor minus” is the worst option—better choose a construction stage of “weather-tight shell” instead. Individual contracting, self-contracting, and hourly management are keywords to search this forum for warnings about pitfalls. Let the architect prepare a professional tender, where friends and relatives can also submit bids like everyone else.

ypg schrieb:

Is the building envelope enough for 12 x 11?

Better not—it would be about 210 m² (2,260 sq ft). Family @Arifas https://www.hausbau-forum.de/threads/grundrissplanung-hanghaus-mit-5-kinderzimmer.24670/, if I remember correctly, has only about 10.75 x 11 m (about 190 m² / 2,045 sq ft).

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