ᐅ Renovation and Floor Plan Design – Existing Building Constructed in 1986
Created on: 13 May 2024 11:10
J
jaeppi9x
Hello everyone,
we are currently about to purchase a detached single-family house in a quiet, family-friendly residential area. Additionally, the renovation and remodeling is a special challenge to create an open family living concept, which temporarily allows renting out the upper floor or using it as a holiday apartment for about 5 years.
The most important aspect here is the balance between practical and modern open design on the ground floor as well as the upper floor. On the ground floor, this is already partially achieved through the open extension. In contrast, the attic presents major challenges, which should be solved by installing dormers (would raising the roof be an option?) to gain more living space here as well. Unfortunately, no knee wall was built at the time of construction, and the sloping ceilings strongly restrict the rooms.
Currently, there is underfloor heating in the extension, which should be extended to the entire living area except for the bathroom that was renovated in 2015.
The basement is intended for functional use, and no modifications are initially planned. The oil heating system from 1986 installed there is to be replaced by a heat pump in the future.
We look forward to your feedback and valuable ideas for the design, as we are concerned about overlooking something important that could have been done much better.
Attached:
- Floor plans: basement, ground floor, attic
- Photos ground floor
- Photos attic
- Next post: front and rear view as well as planning.
Best regards
------------------------
Detached single-family house built in 1986; extension built in 2003.
Year built / completion: approx. 1986
Infrastructure: fully connected
Basement: fully cellar-equipped
Condition: partially in need of renovation.
Construction type: solid construction, 30cm (12 inches) lightweight concrete thermal block
Roof type: gable roof; 18cm (7 inches) insulation between rafters; large roof overhang
Roof: fully converted attic
Window type: double-glazed plastic frames
Final energy demand: approx. 100.0 kWh/(m²a); 67,000 kWh over 5 years according to consumption certificate
Energy certificate class: C
Heating: oil heating, fireplace
Total living area: approx. 177 m² (1,905 sq ft)
Plot size: 630 m² (6,781 sq ft)
Development plan / restrictions
Plot size: 630 m² (6,781 sq ft)
Number of parking spaces: as required, currently 2 (parking space and garage)
Number of floors: 1.5; knee wall height 0 cm (0 inches)
Roof type: gable roof, pitch between 20-40 degrees, currently 37 degrees.
Maximum heights / limits:
- Eaves height max 6 m (20 ft)
Other regulations:
- Dormers max 1.4 m (55 inches) above roof
- Dormers max 2/3 of eaves length
=> According to the owner, only 1.5 stories were allowed at the time of construction.
=> Architect is currently checking feasibility of dormers exceeding 2/3 and 1.4 m limits.
=> Aim to obtain exemption from development plan, similar to neighbor who added a second floor.
Client requirements
Style: modern
Basement: utility room, storage, laundry, hobby room
Number of occupants: 2 persons, 31 & 30; children planned in about 2 years
Ground floor: open, bright, and friendly communal areas
Attic floor: rental and later personal use, sleeping
1 office for home office work
Open kitchen with cooking island
Seating for 4-6 people
Fireplace: yes
Garage, carport: 1 existing
- Conversion of the house into 2 housing units for rental purposes for about 5 years.
House design
Planning: remodeling as a draft design together with architect.
What we like: large living area and extension.
What we don’t like: sloping ceilings on the upper floor; size of the hallway; no double garage.
Cost estimate according to architect/planner: no offer yet.
Personal budget limit for renovation: approx. 150,000 €
Preferred heating technology: future heat pump
If you had to give up on which details/extensions
- Could give up: attic
- Cannot give up: plenty of light, underfloor heating
we are currently about to purchase a detached single-family house in a quiet, family-friendly residential area. Additionally, the renovation and remodeling is a special challenge to create an open family living concept, which temporarily allows renting out the upper floor or using it as a holiday apartment for about 5 years.
The most important aspect here is the balance between practical and modern open design on the ground floor as well as the upper floor. On the ground floor, this is already partially achieved through the open extension. In contrast, the attic presents major challenges, which should be solved by installing dormers (would raising the roof be an option?) to gain more living space here as well. Unfortunately, no knee wall was built at the time of construction, and the sloping ceilings strongly restrict the rooms.
Currently, there is underfloor heating in the extension, which should be extended to the entire living area except for the bathroom that was renovated in 2015.
The basement is intended for functional use, and no modifications are initially planned. The oil heating system from 1986 installed there is to be replaced by a heat pump in the future.
We look forward to your feedback and valuable ideas for the design, as we are concerned about overlooking something important that could have been done much better.
Attached:
- Floor plans: basement, ground floor, attic
- Photos ground floor
- Photos attic
- Next post: front and rear view as well as planning.
Best regards
------------------------
Detached single-family house built in 1986; extension built in 2003.
Year built / completion: approx. 1986
Infrastructure: fully connected
Basement: fully cellar-equipped
Condition: partially in need of renovation.
Construction type: solid construction, 30cm (12 inches) lightweight concrete thermal block
Roof type: gable roof; 18cm (7 inches) insulation between rafters; large roof overhang
Roof: fully converted attic
Window type: double-glazed plastic frames
Final energy demand: approx. 100.0 kWh/(m²a); 67,000 kWh over 5 years according to consumption certificate
Energy certificate class: C
Heating: oil heating, fireplace
Total living area: approx. 177 m² (1,905 sq ft)
Plot size: 630 m² (6,781 sq ft)
Development plan / restrictions
Plot size: 630 m² (6,781 sq ft)
Number of parking spaces: as required, currently 2 (parking space and garage)
Number of floors: 1.5; knee wall height 0 cm (0 inches)
Roof type: gable roof, pitch between 20-40 degrees, currently 37 degrees.
Maximum heights / limits:
- Eaves height max 6 m (20 ft)
Other regulations:
- Dormers max 1.4 m (55 inches) above roof
- Dormers max 2/3 of eaves length
=> According to the owner, only 1.5 stories were allowed at the time of construction.
=> Architect is currently checking feasibility of dormers exceeding 2/3 and 1.4 m limits.
=> Aim to obtain exemption from development plan, similar to neighbor who added a second floor.
Client requirements
Style: modern
Basement: utility room, storage, laundry, hobby room
Number of occupants: 2 persons, 31 & 30; children planned in about 2 years
Ground floor: open, bright, and friendly communal areas
Attic floor: rental and later personal use, sleeping
1 office for home office work
Open kitchen with cooking island
Seating for 4-6 people
Fireplace: yes
Garage, carport: 1 existing
- Conversion of the house into 2 housing units for rental purposes for about 5 years.
House design
Planning: remodeling as a draft design together with architect.
What we like: large living area and extension.
What we don’t like: sloping ceilings on the upper floor; size of the hallway; no double garage.
Cost estimate according to architect/planner: no offer yet.
Personal budget limit for renovation: approx. 150,000 €
Preferred heating technology: future heat pump
If you had to give up on which details/extensions
- Could give up: attic
- Cannot give up: plenty of light, underfloor heating
jaeppi9x schrieb:
Let's put the practicality aside for a moment.hmm… to me, this idea sounds a bit like a wild shot. I already had that impression while reading the posts, seems somewhat impractical, a lot of daydreaming about what could be.jaeppi9x schrieb:
Conversion of the house into 2 separate residential units for rental purposes for about 5 years.a) Are two residential units even permitted? b) Can you find tenants? Vacation area? Or a different target group for an attic apartment without a balcony... these make quite a difference. c) Do you really want strangers living in a newly renovated house? d) Does the apartment’s location and size, with a limited-term lease, suit a specific tenant group?jaeppi9x schrieb:
Rental of the upper floor for several years or use as a holiday apartmentHoliday apartment… and then you’re the ones who clean up after others?jaeppi9x schrieb:
Also, our considerations regarding rental:
- The rent for such an apartment is about €600 cold rent, so approximately €36,000 gross rental income over 5 years plus savings on ancillary costs.…on which you’ll pay taxes. If not, in my opinion, the mortgage would need to be split?!jaeppi9x schrieb:
Personal budget limit for the renovation: about €150,000.I consider that very tight.ypg schrieb:
hmm… this idea seems a bit far-fetched to me. I already felt that way reading the posts—everything seems a bit vague and unrealistic, a lot of daydreaming about what could be. Thank you for your assessment.
We are located in a wine region, in a town that had one of the most expensive new residential areas in Rhineland-Palatinate, close to Luxembourg, so rental potential would be given. (Rental index over 10€/m² (10$/ft²))
We will take a step back from dividing the property into two separate units.
How would you design the floor plan or conversion if it were to be occupied by a single household?
H
hanghaus202314 May 2024 13:51Is there a site plan and an aerial photo of the property? I’m somehow lacking inspiration on how to create a separate entrance to the upper floor. The tenants or guests always have to go through your area, right?
The ground floor is definitely more than enough for two people.
The ground floor is definitely more than enough for two people.
hanghaus2023 schrieb:
Is there a site plan and an aerial photo? I somehow lack inspiration on how to create a separate entrance to the upper floor. The tenants or guests always have to go through your area, right?
The ground floor is definitely more than enough for two people. I also think the ground floor is easily sufficient for the two of us and, with good planning, possibly for three as well.
According to the architect’s draft, the entire staircase area would be separated from the ground floor using drywall construction; this area would have a door at the stairway leading to the basement. To the right of this is the main entrance door and, according to the floor plan, the staircase is located in the middle at the bottom.
As a rough plan, something like this with a separate door at the upper floor hallway. So you would meet the tenant when going up the stairs while I go down to the basement, which I could live with. The area between the main entrance and the hallway up to the partition wall would then be the shared hallway (lower area including the staircase), and the rear section would be the ground floor hallway.
ypg schrieb:
I consider that to be quite tight.Some of the work will be done by ourselves. I already have experience with this, as I have renovated parts of my multi-family house with 3 housing units. This includes a full renovation of a new 40 sqm (430 sq ft) apartment, including electrical, plumbing, drywall, and sloped roof insulation, all carried out by ourselves. My father will also assist—he is from the generation that built their own houses and is a trained electrician.
Breakdown of the planned construction costs for the creation of 2 housing units:
Notes:
- The costs for the dormer windows are estimated; I expect a quote this week.
- Some of the painting work is partially covered by the BEG EM subsidy; the blended hourly wage is about €45 gross, as an apprentice is assisting.
- An additional €25,000 for a kitchen will be added to the budget.
- Electrical work is planned only on the upper floor; the ground floor is sufficiently equipped.
After receiving subsidies, approximately €20,000 remain as a contingency fund.
H
hanghaus202314 May 2024 18:23I have started sketching, including the office and walk-in closet. The bathroom can also be left as is, depending on your preferences. Instead of the bathtub, you can install a large shower.
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