ᐅ Architect’s Proposal for Phase 0 (Pre-Design)

Ah, okay, thanks. I actually looked at the Danwood 86. The guest room would be unnecessary here, and the dining area is oversized. My current bedroom is 12m² (130ft²), which would be completely sufficient if I had a wall for my 2.7m (9ft) wardrobe. I want to have a home office space in the open living area, just like I do now in my apartment. I hardly ever have guests, and when I do, the sofa has a sleeper function… I’m a modest, rather minimalist person, and I want the house to reflect that.

Newbee-BW schrieb:

I already own a plot of land. I don’t know where Otto is headed, but I’m just at the very beginning, which is why I’m asking an architect.
I have a clear idea of what the house could look like and have a preferred floor plan in mind, but I’m still unsure about many parameters, for example: whether to build with solid construction or timber frame, which heating system to use, if KfW 40 is necessary or if KfW 55 would be sufficient (which probably also influences the heating type), etc. Right now, I don’t know what I need to make informed decisions here.

It’s good that you already have the plot. You should share it with us, ideally including elevation data and the completed questionnaire https://www.hausbau-forum.de/threads/grundriss-planung-unbedingt-vor-beitrag-erstellung-lesen.11714/ in your opening post. Otto is driving right ahead of you, even with confusing details. The heating system is not a suitable first step. Unfortunately, many beginners collect information like a squirrel, not yet knowing in which order they will need it, so they just store it away first. The EH55 standard is no longer subsidized by KfW and has almost been matched by the current minimum standard GEG2024. You don’t need to meet anything stricter, it’s not worthwhile. A room program is important early on; a detailed floor plan is not yet necessary. The plot and its elevations play a significant role in whether your proposed bungalow design is suitable. Has your “family planning” (whether to remain single) been finalized? (> please include your answer in the questionnaire).

Newbee-BW schrieb:

@11ant could you please link me to a thread where you describe the issues regarding project phases 1–4?

Ouch, that search term is too short, I hadn’t thought of that. Using the search term "construction schedule" and the exact Google search phrase within it, you can find my construction schedule and my personal advice (with “colleagues” about the colleagues). Also, searching for “project phases” or “Gerddieter” combined with “written by: 11ant” will lead you to posts about the architect’s scope of mandate. The problem with commissioning only the first half (i.e., up to and including the building permit) is that, with this approach, you tend to find architects who are the worst candidates for planning faithfully within budget.

Newbee-BW schrieb:

Right now, I don’t know what I need to make valid decisions. I would have liked a consultation to figure out what suits me and my budget so I could then request detailed offers from 3–4 providers. I have no preference regarding construction type (timber or solid build); it depends on the overall package and ultimately the price. And yes, I’ve simply asked a few prefabricated house suppliers [...]. As a layperson, it’s really difficult to evaluate everything…

I provide such consultations, neutral regarding construction type, and during the crucial initial phase I help my advisees identify roughly what the costs will be and whether one construction method would be clearly more suitable in their individual case, usually involving four to five providers (from both the masonry and timber sectors).

Newbee-BW schrieb:

Therefore, I sketched a few floor plans and theoretically I can get by well with 75 sqm (800 sq ft). I don’t yet have a proper room program, but that’s a great tip—I’ll get started on that next, thanks. What do you mean by standard house types?

Choosing well-proven standard designs instead of often unnecessary fully custom planning reduces risks during construction and has the side effect of being more cost-effective and allowing a more accurate cost forecast. You can recognize standard house types simply by those that appear in the provider’s catalog. Building a model from provider X with provider B would negate the benefits of this approach. I’m happy to guide you toward finding the suitable combination for you (and the mentioned colleagues can do this too). Again, you need to be able to “read” the plot. Many providers only discreetly advertise their standard houses and prefer to market themselves as offering individual homes. This misdevelopment is historically rooted: a few decades ago, prefabricated houses were still considered too rigid in design, and now the industry tends to overshoot in its image makeover. Masonry builders are following suit.

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The Danwood 86 is just one example. An even smaller house is not economically viable. The best example is the choice of heating system, as you have already noticed.

Newbee-BW schrieb:

Currently, I rent an apartment with 67 sqm (720 sq ft), and that is a great size.

Yes, that should be enough.

Newbee-BW schrieb:

Here, the guest room would be unnecessary, and the dining area oversized. My current bedroom is 12 sqm (130 sq ft), which would be completely sufficient if I had a wall for my 2.7 m (8.9 ft) wardrobe. I want a home office space in the open living area, just like I have now in the apartment. I rarely have guests, and if so, the sofa has a sofa bed function... I am a modest, rather minimalist person, and the house should reflect that.

However, it is probably not feasible to equip your 67 sqm (720 sq ft) apartment plus a technical room one-to-one and then recreate your apartment as a house with 75 sqm (807 sq ft). Basically, you have an unhealthy ratio of external walls to living area. It is neither economically, energetically, nor financially a good solution.

Newbee-BW schrieb:

I work a lot from home, and my comfortable temperature is 22–23°C (72–73°F). I would like a system that requires very little effort in terms of settings, etc.

Newbee-BW schrieb:

The house is planned only for me, max. one other person.

Look: what if a second person also needs space? She, the mentioned woman, will probably also bring 2.7 linear meters (8.9 ft) of wardrobe. Possibly, she has a different preferred temperature, cares about social contacts, and would like a dining table for four people or prefers to see you on her day off in a separate room so she can relax and have her own space.

As a result, it does not make sense to give up 10 or 15 sqm (108 or 161 sq ft) if the 75 sqm (807 sq ft) cannot be built economically. Purely mathematically, these 10 sqm (108 sq ft) will very likely not have a significant financial impact, since only about 10 sqm (108 sq ft) more floor work, five additional power outlets, one more room door, and one more window will be required.

Newbee-BW schrieb:

Therefore, I have drawn some floor plans and theoretically do very well with 75 sqm (807 sq ft).

Then please share them in a new post (as already suggested).