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:
We are moving away from dividing the property into two separate living units. jaeppi9x schrieb:
So, the tenant would encounter someone when going up the stairs. So, what is it now? Two living units or just one?
jaeppi9x schrieb:
We are in a wine region, in a town which had one of the most expensive new development areas in Rhineland-Palatinate, close to Luxembourg, so renting it out would be possible. (Rental index over 10€/sqm (1 usd/sqft)) That’s not the point. It’s about the target group when offering something. My father has a fantastic and valuable coin collection, but if only very few people are interested, it just sits there.
It may be nice for holidays in your area, but the days when people rented balcony-less attic apartments above the landlord are somehow no longer popular, especially when you can stay more pleasantly on a winery.
The same applies to a financially stable tenant — a nearly new apartment, even if more expensive, may be more appealing in an area where only affluent people feel comfortable. Sure, you can rent anything somewhere. But with compromises and limitations. Lots of turnover and vacancy.
jaeppi9x schrieb:
According to the architect’s design, the entire staircase would be separated from the ground floor using drywall construction, as this area would have a door at the stairway from the basement. On the right of this is the front door as well as the staircase according to the floor plan in the middle at the bottom. Oh no, why is that necessary? It’s such a great entrance hall, which should not be compromised.
jaeppi9x schrieb:
How would you plan the layout/renovation if the house is going to be occupied by just one household? I wouldn’t change much besides the renovation: use the ground floor room as an office, renovate the bathroom, and reconsider the kitchen depending on lifestyle and needs.
On the upper floor, split the large room into two children’s rooms by adding dormers; convert the children’s room on the bottom left of the plan into a bathroom; and use the children’s room on the upper left as a spare room.
I would definitely avoid cluttering the entrance! I thought you wanted a modern look? Replacing the railings would be enough, and the entrance hallway would remain the highlight of the house.
I would probably move the kitchen to the large room; the lower part of the current kitchen could be sectioned off as a cloakroom, and the remaining space could be used as a small hallway or pantry.
ypg schrieb:
I wouldn’t change much besides the renovation: use the ground floor kid’s room as an office, update the bathroom, and for the kitchen, check if its location fits your lifestyle.
Upstairs, divide the large room into two children’s rooms with a dormer each; convert the downstairs-left child’s room into a bathroom, and use the upstairs-left child’s room as a spare room.
I definitely wouldn’t spoil the entrance by making it too cluttered! I thought you wanted a modern look? Replacing the railings would make the entrance hall the highlight of the house.
I’d probably place the kitchen in the large room, separate the lower part of the current kitchen as a cloakroom, and perhaps create a small passage or pantry from the remaining section. Thank you!
So far, our plan for the attic has been similar. The bathroom on the ground floor was renovated in 2015 and is fine.
On the ground floor, we currently have two main ideas—the key question is whether to remove the wall between the living room and the parents’ bedroom or not.
Option A)
-> Former parents’ room repurposed as a home theater, pantry, or playroom depending on the phase of life
-> Floor plan adjustments: 1) removal of the previous partition’s “tip” 2) an additional window marked as a “sitting window” on the left 3) a niche in the hallway used as a cloakroom
Cons: The lady is unsure if there is enough space in the kitchen/fireplace area.
Option B)
-> Floor plan change: 1) remove the wall between the living room and parents’ bedroom; everything else as in Option A)
Cons: The ground floor would have one less room and there might be too much space between kitchen and dining table.
I admit the attic has quite a few complexities and you have raised valid points that need to be considered, as you all have mentioned. I also see that it might make more sense to focus on making the ground floor comfortable first, keep the attic as a future expansion reserve for the family phase with kids, and then finish it later according to preferences, including dormers, balconies, bathroom, etc.
The added value of €6000 per year (rent income) can quickly disappear here.
Where is north?
I don’t like either option because, first, the open-plan space is large enough to be expanded further; second, too much space is wasted; and third, the proposed bedroom dimensions are not suitable for a bedroom at all.
In version 1, even the kitchen is quite small. The person, usually the one who uses the kitchen most, should first write down how many meters of length are actually needed (work surfaces, storage space, appliances, and tall cabinets).
A playroom does not have the same requirements as a pantry…
Plan at least 60 running centimeters (24 inches) per resident, so 240 cm (95 inches) length for a built-in wardrobe.
Read through previous posts on the topic of floor plans!
I don’t like either option because, first, the open-plan space is large enough to be expanded further; second, too much space is wasted; and third, the proposed bedroom dimensions are not suitable for a bedroom at all.
In version 1, even the kitchen is quite small. The person, usually the one who uses the kitchen most, should first write down how many meters of length are actually needed (work surfaces, storage space, appliances, and tall cabinets).
jaeppi9x schrieb:
Home theater, pantry, playroom depending on the life phase
A playroom does not have the same requirements as a pantry…
jaeppi9x schrieb:
Niche in the hallway as a wardrobe
Plan at least 60 running centimeters (24 inches) per resident, so 240 cm (95 inches) length for a built-in wardrobe.
Read through previous posts on the topic of floor plans!
ypg schrieb:
Where is north?ypg schrieb:
I’m not a fan of either version because 1. the open space is already large enough to be expanded, and 2. too much space is wasted on nothing, How would you optimize the floor plan to make the "open space" smaller and ensure a more efficient layout?
Areas
- Ground floor: 120 sqm (1292 sq ft)
- Upper floor: 60 sqm (646 sq ft) according to WoFIV without dormers
- Basement: 95 sqm (1023 sq ft)
The lady’s wishes regarding this:
- Open, modern, bright communal area (kitchen, dining, living)
- Kitchen island
- Gallery; I haven’t yet found a way to integrate this
Room requirements:
- 2 children’s rooms
- 1 master bedroom
- 1 office
- 1 possible spare room
- Living, kitchen, dining
- Bathrooms on ground and upper floors
- Utility room and fitness area can be located in the basement.
ypg schrieb:
In Version 1, even the kitchen is quite modest. The woman, or whoever mainly uses the kitchen, should first write down how many linear meters are needed at all (work surfaces, storage space, appliances, and tall cabinets). We usually cook together or take turns, so the requirements apply for both the woman and me.
Appliances: dishwasher, induction cooktop, oven
Storage space: coffee maker, Thermomix (or hidden storage)
Work surfaces: island (2.5 m x 1.2 m) (8.2 ft x 3.9 ft) and a niche for, e.g., coffee machine (1.2 m) (3.9 ft)
Tall cabinets: 1 oven, 1 freezer combo, 1 dishwasher
Storage: sufficient for daily/weekly needs; anything else can be stored in the basement.
ypg schrieb:
Plan at least 60 cm (24 inches) linear space per planned user, so 240 cm (94 inches) length for a concealed wardrobe.
Read through older posts on floor plans! Very good advice, we are planning a larger wardrobe in the ground floor hallway, as well as additional storage space in the basement corridor.
H
hanghaus202315 May 2024 14:37In my opinion, the available air space clearly argues against a second residential unit.
Otherwise, the partner’s wish for a gallery has been implemented. However, this does not make sense with two residential units.
Try sketching your possible furniture layout.
Do you want to keep the fireplace?
Is the roof still completely unfinished? I don’t understand the red area there.
Otherwise, the partner’s wish for a gallery has been implemented. However, this does not make sense with two residential units.
Try sketching your possible furniture layout.
Do you want to keep the fireplace?
Is the roof still completely unfinished? I don’t understand the red area there.
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