Hello dear homebuilding community,
a user from another thread suggested that we share our house plans/floor plan to get possible improvement ideas.
We are at the beginning of our planning phase and are currently deciding on Heinz von Heiden.
The size of the house is based on our wish to have 4 bedrooms and 1 bathroom on the upper floor.
We basically like the standard floor plan. There are a few changes we want, such as a larger utility room, a closed kitchen, a shower in the guest toilet, and a smaller living room.
We would really appreciate tips and suggestions.
Below you will find a summary of additional information.
Development plan/restrictions
Plot size: 700 m² (7,535 sq ft)
Slope: No
Floor area ratio: 0.4
Gross floor area ratio:
Building window, building line, and boundary: 3 m (10 ft) from the outer plot boundary each
Edge development
Number of parking spaces: 2
Number of stories: up to 2 full floors possible
Roof type: hip roof
Style: urban style
Orientation
Maximum ridge height: 9.5 m (31 ft)
Clients’ requirements
Building type: townhouse / urban villa
Floors: 2
Number of occupants: 4 (1 still in planning), 3 children’s bedrooms
Room requirements on ground floor: kitchen (closed), bathroom, living room, study, hallway, utility room
Room requirements on upper floor: 3 children’s bedrooms, 1 master bedroom, 1 walk-in closet, bathroom, hallway
Office: study with use as a guest room (sleeper sofa)
Number of dining seats:
Garage: single garage with potential for storage use, approx. 4 x 9 m (13 x 30 ft)?
House design
Designer: Heinz von Heiden
What do you especially like? Why? Upper floor layout of the children’s bedrooms, master bedroom with walk-in closet
What do you dislike? Why? No shower on ground floor, open kitchen
Estimated cost according to architect/planner: €312,000
Personal budget limit for the house, including fittings:
Preferred heating technology: heat pump
Why is the design as it is now?
Standard design from the planner
Rooms on the ground floor
(Living areas according to living space regulations)
Living room: 45.62 m² (491 sq ft)
Kitchen: 9.83 m² (106 sq ft)
Guest room: 13.60 m² (146 sq ft)
Toilet: 4.18 m² (45 sq ft)
Hallway: 12.26 m² (132 sq ft)
Utility room: 7.61 m² (82 sq ft)
Rooms on the upper floor
(Living areas according to living space regulations)
Master bedroom: 17.25 m² (186 sq ft)
Walk-in closet: 8.43 m² (91 sq ft)
Children’s bedroom I: 15.44 m² (166 sq ft)
Children’s bedroom II: 14.04 m² (151 sq ft)
Children’s bedroom III: 14.04 m² (151 sq ft)
Bathroom: 11.48 m² (124 sq ft)
Hallway: 11.91 m² (128 sq ft)
Best regards
a user from another thread suggested that we share our house plans/floor plan to get possible improvement ideas.
We are at the beginning of our planning phase and are currently deciding on Heinz von Heiden.
The size of the house is based on our wish to have 4 bedrooms and 1 bathroom on the upper floor.
We basically like the standard floor plan. There are a few changes we want, such as a larger utility room, a closed kitchen, a shower in the guest toilet, and a smaller living room.
We would really appreciate tips and suggestions.
Below you will find a summary of additional information.
Development plan/restrictions
Plot size: 700 m² (7,535 sq ft)
Slope: No
Floor area ratio: 0.4
Gross floor area ratio:
Building window, building line, and boundary: 3 m (10 ft) from the outer plot boundary each
Edge development
Number of parking spaces: 2
Number of stories: up to 2 full floors possible
Roof type: hip roof
Style: urban style
Orientation
Maximum ridge height: 9.5 m (31 ft)
Clients’ requirements
Building type: townhouse / urban villa
Floors: 2
Number of occupants: 4 (1 still in planning), 3 children’s bedrooms
Room requirements on ground floor: kitchen (closed), bathroom, living room, study, hallway, utility room
Room requirements on upper floor: 3 children’s bedrooms, 1 master bedroom, 1 walk-in closet, bathroom, hallway
Office: study with use as a guest room (sleeper sofa)
Number of dining seats:
Garage: single garage with potential for storage use, approx. 4 x 9 m (13 x 30 ft)?
House design
Designer: Heinz von Heiden
What do you especially like? Why? Upper floor layout of the children’s bedrooms, master bedroom with walk-in closet
What do you dislike? Why? No shower on ground floor, open kitchen
Estimated cost according to architect/planner: €312,000
Personal budget limit for the house, including fittings:
Preferred heating technology: heat pump
Why is the design as it is now?
Standard design from the planner
Rooms on the ground floor
(Living areas according to living space regulations)
Living room: 45.62 m² (491 sq ft)
Kitchen: 9.83 m² (106 sq ft)
Guest room: 13.60 m² (146 sq ft)
Toilet: 4.18 m² (45 sq ft)
Hallway: 12.26 m² (132 sq ft)
Utility room: 7.61 m² (82 sq ft)
Rooms on the upper floor
(Living areas according to living space regulations)
Master bedroom: 17.25 m² (186 sq ft)
Walk-in closet: 8.43 m² (91 sq ft)
Children’s bedroom I: 15.44 m² (166 sq ft)
Children’s bedroom II: 14.04 m² (151 sq ft)
Children’s bedroom III: 14.04 m² (151 sq ft)
Bathroom: 11.48 m² (124 sq ft)
Hallway: 11.91 m² (128 sq ft)
Best regards
zahni1992 schrieb:
On the lower floor, we wanted a closed kitchen, which was also included in the offer. Additionally, we wanted a larger utility room and a shower in the guest bathroom.
To make the utility room a bit bigger, the plan was to shift both the kitchen and the utility room slightly to the left on the floor plan, which would reduce the living room area slightly. Moving a door does not mean extra work. If you reduce the kitchen size, the living room does not automatically get smaller, only the dining area.
zahni1992 schrieb:
With the additional services, the total in the offer was €312,500. zahni1992 schrieb:
Why do you think the city villa is exactly the wrong choice? See my post, everything is explained there.
ypg schrieb:
It seems to be the Arcus B10.Oops. Yes, that’s it. The original. Shocking! At first, with three children’s bedrooms, I thought the valid concerns raised by @Bertram100, @kbt09, and yourself referred to deficiencies that only came up when trying to rearrange for a third children’s room. But the floorplan set shown here is exactly the one from the standard model. So in this case, the standard model itself is actually an exception to the usual rule that these floorplans are tried-and-tested one-size-fits-all solutions.
zahni1992 schrieb:
In another thread, another user suggested sharing our house plans/floorplan here to get possible improvement suggestions.That user also gave further recommendations and asked some questions that are still open: 11ant schrieb:
Side entrance door: but in a room designated in the catalog floorplan, simply placed where a window would be?
Larger bathtub: only with different dimensions than in the standard construction specification because the owner is 1.90 meters (6 ft 3 in) tall, but feasible in the location shown in the catalog floorplan? And the shower in the guest WC there, where it is optionally drawn, or would that have consequences for the floorplan?
Brick facade: if yes, then definitely only from the provider’s selected options.
EH40: usually not cost-effective – but it’s an option. It’s for the target group “we are happy to pay extra for an eco label.”. zahni1992 schrieb:
We are at the start of our planning phase and are in the process of deciding on Heinz von Heiden.But there is definitely a lot more to consider than just that “and” (and definitely not that quickly). You had also named other providers... zahni1992 schrieb:
Team Massivhaus # Town & Country # Heinz von Heiden # Scan Haus # Mare # Ramona Böckmann... so why is it exactly a big-name builder? They are usually recommended last if you also have regional providers under consideration! zahni1992 schrieb:
Basically, we like the standard floorplan. There are a few change requests like a larger utility room, a closed kitchen, a shower in the guest WC, and a smaller living room.So almost everything would have to be changed. Okay, then you are definitely off track with this base model. But I already said that there too: 11ant schrieb:
Basically: the more you want to deviate, the more you should question building with a general contractor.. zahni1992 schrieb:
Arcus 152:
We wanted to enlarge this a bit (165–170 m² (1776–1830 sq ft)) due to missing children’s room. Larger living room, utility room bigger... Then the price was similar to the B10.I explain the problem in the post “Changing a floorplan in size” (and also here regarding families with multiple children, although the search function stubbornly resists a quick find). I am still working on it. zahni1992 schrieb:
Why do you think the city villa is exactly the wrong choice? “Only” because of storage options?Mainly because of the additional children’s room; such modifications usually work better with one-and-a-half-story houses. Besides, the desire to add a floor has underestimated the consequences for the staircase. What is the purpose of that change anyway?
I advise a complete fresh start;
even better: an architect’s design “Module A” with initial floorplan review during the planning pause and the opportunity to make key decisions;
meaning absolutely no tinkering with this draft.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
I would recommend starting completely from scratch; even better: architectural planning "Module A" with reviewing reference floor plans during the resting phase of the design process and setting key parameters; meaning no tinkering with this draft. Well… that’s probably not an option for the OP when you add up the individual components. The budget is hardly enough for an external architect anyway, which is why it’s a turnkey general contractor (GC) build. The must-haves mentioned are taken into account…
None of us can solve the core problem here, and the advice is even less helpful.
Personally, I’m out of this discussion because you won’t get 180 sqm (1,937 sq ft) turnkey for 320,000. The rule of thumb is still at least €3,000 per sqm, possibly less with DIY work… but I have the feeling that a budget over €500,000 is simply off the table for the OP.
S
Schorsch_baut8 Apr 2024 09:13I have no experience with prefabricated houses, but I also think the offer is missing quite a bit. Two years ago, our garage with a pitched roof and provisions for solar panels cost 1700 €/m² (approximately $170 per sq ft).
Regarding your house offer:
- Excavation work includes at least 80cm (31.5 inches) frost-free foundation depth, which is why there is additional effort there.
- Additional costs for the concrete slab can only be calculated after the soil investigation, as most cases use up the 10% contingency.
- Extra work for the exterior basement waterproofing.
- On the exterior, there is the ETICS (external thermal insulation composite system) version, but including plaster. That is the basic mineral plaster, which tends to turn greenish after 3–4 years. A silicate plaster is better. The plaster is not painted.
- Painting work, as I mentioned, is not included.
- You will do the finishing of the reinforced concrete ceiling yourselves (which is common in many scope of work descriptions), and the very large roof overhang you are allowed to clad with material on your own.
It is always like looking for something missing in a hidden object game…
…and I hope you’re sitting down now:
There is no screed and no interior plaster!
That probably explains why there is only the “tile package I” – they deliver tiles for the bathroom and WC.
I also do not see any roofing sheet metal work listed.
However, this cannot be the full scope of work description?!
It should be much longer, at least about 20 pages, and then include basically every detail such as thicknesses, German standards (DIN), execution details, as well as costs per square meter for tiles or brand specifications.
…
That sentence in the first post confused me a bit, especially since nothing was manually altered in the floor plan.
But it is actually better to forgo them.
Other saving measures can come from doing some work yourself. That means, besides flooring and painting, possibly omitting one or two trades and having, for example, plumbing done by a friend. I just read in another forum that many do this: waive the warranty, get paid out, and install the parts themselves using IKEA and home improvement stores.
- Excavation work includes at least 80cm (31.5 inches) frost-free foundation depth, which is why there is additional effort there.
- Additional costs for the concrete slab can only be calculated after the soil investigation, as most cases use up the 10% contingency.
- Extra work for the exterior basement waterproofing.
- On the exterior, there is the ETICS (external thermal insulation composite system) version, but including plaster. That is the basic mineral plaster, which tends to turn greenish after 3–4 years. A silicate plaster is better. The plaster is not painted.
- Painting work, as I mentioned, is not included.
- You will do the finishing of the reinforced concrete ceiling yourselves (which is common in many scope of work descriptions), and the very large roof overhang you are allowed to clad with material on your own.
It is always like looking for something missing in a hidden object game…
…and I hope you’re sitting down now:
There is no screed and no interior plaster!
That probably explains why there is only the “tile package I” – they deliver tiles for the bathroom and WC.
I also do not see any roofing sheet metal work listed.
However, this cannot be the full scope of work description?!
It should be much longer, at least about 20 pages, and then include basically every detail such as thicknesses, German standards (DIN), execution details, as well as costs per square meter for tiles or brand specifications.
zahni1992 schrieb:Just listing the rough scope is not enough when you need the details.
now a rough list of the services included.
…
That sentence in the first post confused me a bit, especially since nothing was manually altered in the floor plan.
zahni1992 schrieb:So I quickly reread your other thread.
in another thread, another user suggested we publish our house construction plans/floor plan to get possible improvement suggestions.
zahni1992 schrieb:It does not matter here which general contractor wins the contract, but one thing is certain:
Since, like many homebuilders, we do not have an unlimited budget, the price first made Team Massivhaus interesting for us.
zahni1992 schrieb:
We want a simple, plain house without much “frills.”
zahni1992 schrieb:
Electric roller shutters
Side entrance door
Larger bathtub
Shower in guest bathroom
Facing bricks?
KfW 40?
Additional room not included in the floor plan
As you can see, nothing special except maybe KfW 40.
zahni1992 schrieb:That—and exactly those kinds of wishes—turn a budget house into an average-cost house. You might as well go for a normally priced house that already includes these features.
We would probably want to use facing bricks.
But it is actually better to forgo them.
Other saving measures can come from doing some work yourself. That means, besides flooring and painting, possibly omitting one or two trades and having, for example, plumbing done by a friend. I just read in another forum that many do this: waive the warranty, get paid out, and install the parts themselves using IKEA and home improvement stores.
Schorsch_baut schrieb:Heinz von Heiden is a standard masonry builder with a sales representative in every region. If needed, they will come to you, talk through everything, calculate, and sell you a house.
I have no experience with prefabricated houses,
N
nordanney8 Apr 2024 12:21By the way, this is a particularly energy-efficient design from 2005. Nowadays, the supply temperature is designed at 30°C (86°F) – which involves a significant additional cost (or higher heating expenses if you rely on Heinz von Heiden).
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