ᐅ Floor plan of a single-family home designed as an urban villa

xDorix schrieb:
That’s actually what the main bank, another regional bank, and two financial service providers have all recommended. I don’t think we’ve included everyone who is clueless.

But those are two completely different things: a 10% buffer on a realistic price or a 10% buffer on an overly optimistic buyer’s price.

If a banker really believes the shown house could be built for 450k, then you should bet with him on that.

A 10% buffer on a realistic price is currently visible at every gas station price board as easily achievable, with just one difficulty. What usually happens is: the homeowner takes individual trades out of the general contractor’s (GC) quote, and then their subcontractors spend “time-and-materials hours” adjusting what they offered to the reality of what their predecessors have left behind. Then there are small price adjustments for construction power, construction water, and similar items, and that’s how the 10% buffer is used up (but it almost always suffices – this just doesn’t work if based on hopeful pricing).

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nordanney schrieb:
But it’s simply frustrating to let a thread run for 8 pages when you’re being told from various sides (I do this professionally) that the budget is not sufficient.

That’s fine if that’s your opinion, but there are also plenty of others who say it is enough. And they know what they’re talking about 😉
I’ve also mentioned several times that for various reasons we don’t need to discuss this further. That could definitely help keep the thread shorter. We are basically happy with the floor plan because we managed to fit in everything important to us. But thanks to you all, we have also identified some problems and have these in mind or have already made changes.

11ant schrieb:
but please, if you only want non-financial advice:

I have
1. pointed out that the setback of the facade edge on the upper floor is about 2cm (1 inch) larger than on the ground floor, which is quite significant for the facing brickwork,
3. suggested that your general contractor should show you how they usually solve this detail,
1. already mentioned that shifting the exterior wall on the upper floor about one meter (3 feet) outward would be advisable,
2. given my usual advice to avoid arbitrary dimensions because they inevitably cause issues with the brickwork pattern in the form of poorly executed patches,
4. also pointed out the problem that the generous roof overhang has an impact on spacing,
5. told you where to find good practical examples for the detail "covered children's bathroom projection over the entrance",
and
a) mentioned that a new design with 130 sqm (1400 sqft) should fit the budget, or
b) with 150 sqm (1600 sqft), the budget would be less strained and offer no less living value than your current roughly 190 sqm (2050 sqft) design, and
c) plenty of suitable "catalog" designs are available on the market that work better than Frankenstein-like mashups of various inspiration plans.

I also praised the size of the children's rooms and your choice of staircase - it’s not true that I only criticize without saying anything else. Also, I mentioned that by giving up overrated symmetry and thus a less inflated size, you could save money and gain a better look at the same time. I can only write all this; you yourself have to read, understand, and accept it.

I have already taken some of these points into consideration here and there and am thankful for them.
Regarding 1/3: I discussed this with the planner today and it will be corrected. In the end, the ground floor will be about 5cm (2 inches) wider so that the rails for water drainage can be placed on the brickwork.
Regarding 2: Unfortunately, I do not understand what this point is about.
Regarding 4: We were able to look at a solution where a uniform roof overhang of 50cm (20 inches) and a 50cm (20 inches) offset for the children’s bathroom on the upper floor is possible. In the following example, both ground floor and upper floor are offset, whereas for us it would only be the upper floor.

Regarding a and b: How exactly are we supposed to fit our wishes into 130/150 sqm (1400/1600 sqft)? Open space with a view of the dining area, an additional children’s bathroom, kitchen with island, and staircase (which we, like you, really like). If you can show me a comparable floor plan in 130-150 sqm (1400-1600 sqft), I would really be surprised. Because so far, I haven’t been able to find one like that.

So yes, we are definitely taking points on board 😉

11ant schrieb:
If a banker actually believes the shown house is available for 450k, you should bet with him about it.

With the big providers, definitely not. There you have several site managers, engineers, administration, and everything else involved. You get everything perfectly organized: 3D visualization, 24/7 support, and even more extra services.

If you can do without that and perhaps have to follow up more often or accept delays because the only site manager who also works hands-on is unavailable, I do believe that you can build this house for the targeted price.

11ant schrieb:
Then some price adjustments for temporary construction power / water and the like, and the 10% contingency is used up quickly (but on the other hand, it usually is sufficient – however, it doesn’t work if you calculate with optimistic prices)

In our scope of work description, it is specified, among other things, that construction debris will be removed (someone had problems or extra costs with this a few posts earlier), and the general contractor is responsible for providing construction water and power. The contract states that this scope of work description must be followed.

haydee schrieb:
Friends of ours had exactly one item missing from their budget. The removal of the excavation soil. This is needed for the landscaping. In hindsight, it was clear that this approach wouldn’t work. Almost 30,000 missing

Note, don’t confuse this: it was not about construction debris, but the excavation soil.

nordanney schrieb:
It's sad that you have a lousy planner (more like just a draftsman, a proper planner paid for shouldn’t deliver something like this) who provides a floor plan with so many problems that many workarounds become necessary. Personally, I would discard the design instead of trying to force improvements. For example, the kids' bathroom will always be terrible because it’s too narrow and can never be properly planned. It’s really unfortunate to try and fix what's broken AFTER signing the contract.

Yes, I have to agree. I really don’t understand these excuses about why something is the way it is and what they’re supposed to achieve. It’s all just sugarcoating. Ignoring, deflecting, or downplaying problems … putting yourself at ease like a child by covering your eyes.

xDorix schrieb:
I have never seen you mention even once how to turn the negative aspect into a positive. That’s not helpful.

Well, quite the opposite – it has to be said that this is not about 11ants’ problem house but about yours – he is not obligated to suggest positive changes to you. On the contrary, it should be pointed out that you owe it to yourself and your family to do so, and that is not about calming things down; that would be negligent and blind.

xDorix schrieb:
That’s exactly what the main bank, another regional bank, and two financial service providers have also recommended.

They profit from it too. Right?

xDorix schrieb:
All good if that’s your opinion, but there are also plenty of others who say it’s enough. And they know what they’re talking about ?

They profit from it too. Right?

xDorix schrieb:
Regarding points a and b: How are we supposed to fit our wishes into 130/150sqm (1400/1615 sq ft)? Open space above with a view to the dining table, an additional kids’ bathroom, kitchen with island, and staircase (which we also, like you, really like). If you can show me a comparable floor plan within 130-150 sqm, I would really be surprised. I haven’t been able to find one so far.

You adapt your wishes to your budget.
What you’re doing is blind trust. Building the biggest house possible because the financer and builder say: it’ll be fine. Well then, just plan to have a bit more of everything. Costs nothing, says the builder.

Now, briefly on the facts:

xDorix schrieb:
The clearance between the table edge and the fireplace is about 1 meter (3 feet 3 inches).

Maybe… but then nobody can sit there without melting away.

xDorix schrieb:
that you can integrate a shelf (possibly multiple shelves) into the drywall partition.

You don’t want to contort yourself like that permanently either.
But that fits with “sitting in bed looking outside.” That’s unrealistic, sorry. Who does that and "stares into space" when they have a day’s work at home or children?

xDorix schrieb:
Our scope of work contract specifies, among other things, that construction debris will be disposed of (someone mentioned problems or extra costs with that a few posts earlier),

Excavation and disposal are different from construction debris.

xDorix schrieb:
the provision of construction water and power is covered by the general contractor.

Provision is not consumption.

xDorix schrieb:
Here is the scale drawing of the furniture layout.

Almost nothing is truly to scale. Setting aside that beds for children often grow with them, the bathroom layout simply doesn’t work. The bathtub and sink are almost touching if you look closely. Practically, you can’t even pass between the washbasin and the bathtub without brushing against them. And that’s with two small children to consider...