I have been browsing various topics in the forum for some time but so far have only come across larger construction projects: 120 sqm to 180 sqm (1300 sq ft to 1900 sq ft) or similar.
Therefore, I wonder if anyone here has experience with very, very small residential buildings?
For example: 40 sqm (430 sq ft) of living space (see Thule KuBu40), which is just enough for one person, especially if there is an accompanying garden, conservatory, etc.
Can I still expect costs roughly like the following, adapted from a response in another thread:
Land already owned
2500€/sqm (230$/sq ft): 100,000€
30,000€ for outdoor facilities
Additional construction-related costs 50,000€
No basement
So about 180,000€ in total? My goal is to have a base comparable to my apartments from the last 10 years (30–50 sqm / 320–540 sq ft), but with a private garden and a view of nature.
Unfortunately, I have not been very successful searching the forum, and on my other questions I keep getting lost in threads that are unrelated to what I am asking.
So a link to a similar project would also be very helpful.
Thanks in advance if anyone feels like responding 🙂
Therefore, I wonder if anyone here has experience with very, very small residential buildings?
For example: 40 sqm (430 sq ft) of living space (see Thule KuBu40), which is just enough for one person, especially if there is an accompanying garden, conservatory, etc.
Can I still expect costs roughly like the following, adapted from a response in another thread:
Land already owned
2500€/sqm (230$/sq ft): 100,000€
30,000€ for outdoor facilities
Additional construction-related costs 50,000€
No basement
So about 180,000€ in total? My goal is to have a base comparable to my apartments from the last 10 years (30–50 sqm / 320–540 sq ft), but with a private garden and a view of nature.
Unfortunately, I have not been very successful searching the forum, and on my other questions I keep getting lost in threads that are unrelated to what I am asking.
So a link to a similar project would also be very helpful.
Thanks in advance if anyone feels like responding 🙂
According to the consultant, the air-to-water heat pump is the quietest currently available in Europe. The outdoor unit operates at 32 decibels. I’m looking for the product description, as I only found an older one stating 52 decibels. The units are always decoupled (using flexible tubing) by the company. The indoor noise level is comparable to a refrigerator.
I will try to follow your advice to check elsewhere; I just need to figure out how to find new development areas (-;
Regarding subsidies:
According to the consultant, the process is different for new builds compared to renovations: there is an additional clause allowing the energy consultant of the construction company to start the application for the subsidy with my signature (2–3 days).
The contract is void if the subsidy is not approved. Cancellation is free of charge.
Costs of signing the construction contract:
Costs only arise for me once I tell the architect: please start now. The construction company does nothing until the building permit/planning permission is approved. Until then, I can check, for example, soil conditions, usability of the foundations of the old barn, etc. If I realize it’s too expensive, I can withdraw without any charges. My concern was that I might have to pay an 8% penalty. Of course, I must pay the architect for any time he invests.
For the subsidy application, I only need to specify exterior dimensions, windows, insulation, and so on. Even the windows can still be reduced or moved later without invalidating the subsidy. This is finalized at the end of construction.
Although the price is not exactly low, this is partly my choice: many large, sometimes expensive windows/patio doors, fireplace connection, etc.
I can remove items from the contract at any time without penalty, even after signing.
(Maybe this information will help other homebuilders in the planning stage 🙂
I will try to follow your advice to check elsewhere; I just need to figure out how to find new development areas (-;
Regarding subsidies:
According to the consultant, the process is different for new builds compared to renovations: there is an additional clause allowing the energy consultant of the construction company to start the application for the subsidy with my signature (2–3 days).
The contract is void if the subsidy is not approved. Cancellation is free of charge.
Costs of signing the construction contract:
Costs only arise for me once I tell the architect: please start now. The construction company does nothing until the building permit/planning permission is approved. Until then, I can check, for example, soil conditions, usability of the foundations of the old barn, etc. If I realize it’s too expensive, I can withdraw without any charges. My concern was that I might have to pay an 8% penalty. Of course, I must pay the architect for any time he invests.
For the subsidy application, I only need to specify exterior dimensions, windows, insulation, and so on. Even the windows can still be reduced or moved later without invalidating the subsidy. This is finalized at the end of construction.
Although the price is not exactly low, this is partly my choice: many large, sometimes expensive windows/patio doors, fireplace connection, etc.
I can remove items from the contract at any time without penalty, even after signing.
(Maybe this information will help other homebuilders in the planning stage 🙂
Regarding the right of withdrawal (for other readers) in case the funding does not go through:
According to KFW FAQ 3.11:
A right of withdrawal is not sufficient; it must be a "suspensive or resolutive condition," meaning the contract must automatically become void, not voluntarily canceled. This clearly states that the efficiency level will only be achieved with funding.
Since the price of the offer has increased by 20% since summer alone, and especially because the delivery time after obtaining the building permit is 18 months, I will call a local architect on Monday to get their assessment of whether the construction project can be carried out within half the time at a comparable or significantly lower price, with local builders and craftsmen (rural area, economically weak region).
Of course, this is not a guarantee like the house provider’s offer (2-year fixed price) assures me. In addition, the 30-year structural warranty would no longer apply, and there would be significantly more risk and effort involved; the “factory quality” might possibly be lost. However, there would be more opportunity to contribute personal work and to reduce the construction time. I have some practical craftsmanship experience from private projects, and I enjoy it, but I also have a full-time job (almost self-employed).
It’s a bit crazy to do this on short notice, but hey, it’s about 32 years of cold monthly rents for the building alone (excluding additional construction costs). As with any "venture," the risk and benefit have to be right. We’ll see.
According to KFW FAQ 3.11:
A right of withdrawal is not sufficient; it must be a "suspensive or resolutive condition," meaning the contract must automatically become void, not voluntarily canceled. This clearly states that the efficiency level will only be achieved with funding.
Since the price of the offer has increased by 20% since summer alone, and especially because the delivery time after obtaining the building permit is 18 months, I will call a local architect on Monday to get their assessment of whether the construction project can be carried out within half the time at a comparable or significantly lower price, with local builders and craftsmen (rural area, economically weak region).
Of course, this is not a guarantee like the house provider’s offer (2-year fixed price) assures me. In addition, the 30-year structural warranty would no longer apply, and there would be significantly more risk and effort involved; the “factory quality” might possibly be lost. However, there would be more opportunity to contribute personal work and to reduce the construction time. I have some practical craftsmanship experience from private projects, and I enjoy it, but I also have a full-time job (almost self-employed).
It’s a bit crazy to do this on short notice, but hey, it’s about 32 years of cold monthly rents for the building alone (excluding additional construction costs). As with any "venture," the risk and benefit have to be right. We’ll see.
So, I think this will be my last update for now:
- I have ruled out self-management / architect since, based on my estimate, it wouldn’t be significantly cheaper or faster (not less than 6 + 18 months).
- I reviewed the contract and similar documents; I noticed 1-2 cancellation rights were missing. The right of revocation, missing subsidies, and financing were included (free of charge).
- However, it is unclear whether the absence of a building permit / planning permission might trigger a penalty, and the verbal assurance of a free cancellation until the building permit is obtained—regardless of the reason, because "the provider does nothing during that time"—is obviously missing (-; though that would be very generous. Still, I find the assurances provided quite reasonable.
- Overall cost estimate (as a layperson, after extensive research):
200,000 (200K) offer
minus 30,000 (30K) subsidies
plus 40,000 to 130,000 (40K to 130K) additional construction costs (Baunebenkosten),
of which a small part is for exterior landscaping and furnishings (kitchen). But really just a small part 🙂
I’m afraid I cannot sign any contract spontaneously given this total price and cost range.
(This was probably foreseeable...)
But I took 5 vacation days plus a weekend, spending 8–12 hours daily to thoroughly educate myself. Until I made the detailed overall cost estimate (additional construction costs based on current figures from online sources), I was actually still very willing to sign, as it is of course a long-cherished dream.
- I have ruled out self-management / architect since, based on my estimate, it wouldn’t be significantly cheaper or faster (not less than 6 + 18 months).
- I reviewed the contract and similar documents; I noticed 1-2 cancellation rights were missing. The right of revocation, missing subsidies, and financing were included (free of charge).
- However, it is unclear whether the absence of a building permit / planning permission might trigger a penalty, and the verbal assurance of a free cancellation until the building permit is obtained—regardless of the reason, because "the provider does nothing during that time"—is obviously missing (-; though that would be very generous. Still, I find the assurances provided quite reasonable.
- Overall cost estimate (as a layperson, after extensive research):
200,000 (200K) offer
minus 30,000 (30K) subsidies
plus 40,000 to 130,000 (40K to 130K) additional construction costs (Baunebenkosten),
of which a small part is for exterior landscaping and furnishings (kitchen). But really just a small part 🙂
I’m afraid I cannot sign any contract spontaneously given this total price and cost range.
(This was probably foreseeable...)
But I took 5 vacation days plus a weekend, spending 8–12 hours daily to thoroughly educate myself. Until I made the detailed overall cost estimate (additional construction costs based on current figures from online sources), I was actually still very willing to sign, as it is of course a long-cherished dream.
To be fair to future readers, I have to say that I did not plan according to the minimum requirements.
After reading this forum frequently last year, I often felt demotivated because at first I thought, "I don’t want much," but mainly I found examples with higher-end standards. However, when building is this expensive, expectations naturally rise to have something you also like.
As of now, there are also flying spaces with 50 sqm (540 sq ft) starting at 155,000 (here including an air-to-water heat pump and underfloor heating).
However, this is the basic setup, meaning small individual windows. It is important to me to have a large window front, especially when bedridden in old age, so you don’t just look at a wall (personal experience from family).
This means that without such demands, one could build a KfW 55 EE 50 sqm (540 sq ft) house for 155,000 plus 30,000 to 40,000 in additional construction costs, using point or pile foundations if the soil allows.
Currently, uncertainties such as barn demolition, soil conditions, slight slope, etc. are included in these extra construction costs estimates. Plus the upgraded features (4 windows or doors of 2 x 2 meters (6.5 x 6.5 ft) on the south side, fireplace connection, possibly roof windows). That is why I budgeted 200,000 plus 40,000 to 100,000 for additional construction costs, and for landscaping and interior furnishings, I have roughly 30,000 (own work, used furniture, minimal kitchen, etc.). This is a very conservative estimate because the house is in a rural area with its own forest, so the garden will mostly remain meadow, no fence is necessary, and so on (-;
I just thought I should state this to be fair.
My rough estimate of additional construction costs in detail looks like this:
Architect: 6,500
Surveyor: 2,500
Construction site setup: 1,000 (toilet, electricity, water)
Construction road and crane placement: 1,300–3,500 (on the property)
Soil report: 800–1,200
Police escort: 1,000
Structural engineering (load-bearing structure/foundations): 0 (included in the offer)
Foundation design: 0 (probably included with earthworks/architect)
Site manager, own tenders: 1,000–6,000 (depending on whether architect is involved)
Construction inspector (defect identification): 800–4,000
Inspection structural engineer: 1,000
Foundation grounding: ?
Utility connections: 6,000–14,000 (from the property border to connection box, slope, current development just a guess)
Road closure permit: 300
Insurance: 0–600 (during construction)
Permit and official notifications: 300–1,000
Demolition of existing building: 2,000–10,000 (possibly including foundation and disposal)
Medical costs: 3,000–5,000
Point or pile foundations: 5,000–7,000
Earthworks (site area, removal, compaction): 10,000–30,000 (if a slab foundation is required due to groundwater)
Tree felling: 0–2,000
Flat roof fill (gravel or green roof): 300–3,000
This results in 43,000–100,000 additional construction costs.
Buffer for simple landscaping, with lots of own work: 3,000–15,000
- Main entrance, path, parking space
- Entrance canopy
- Terrace with roof
- Fence/privacy screen
Buffer for simple interior fittings, 5,000–15,000
- Possible upgrades (bathroom, facade, floors, walls, tiles, doors), which according to experience with S.Haus should be minimal
- Kitchen, living room, dining room
- Wood stove, washer-dryer combo
After reading this forum frequently last year, I often felt demotivated because at first I thought, "I don’t want much," but mainly I found examples with higher-end standards. However, when building is this expensive, expectations naturally rise to have something you also like.
As of now, there are also flying spaces with 50 sqm (540 sq ft) starting at 155,000 (here including an air-to-water heat pump and underfloor heating).
However, this is the basic setup, meaning small individual windows. It is important to me to have a large window front, especially when bedridden in old age, so you don’t just look at a wall (personal experience from family).
This means that without such demands, one could build a KfW 55 EE 50 sqm (540 sq ft) house for 155,000 plus 30,000 to 40,000 in additional construction costs, using point or pile foundations if the soil allows.
Currently, uncertainties such as barn demolition, soil conditions, slight slope, etc. are included in these extra construction costs estimates. Plus the upgraded features (4 windows or doors of 2 x 2 meters (6.5 x 6.5 ft) on the south side, fireplace connection, possibly roof windows). That is why I budgeted 200,000 plus 40,000 to 100,000 for additional construction costs, and for landscaping and interior furnishings, I have roughly 30,000 (own work, used furniture, minimal kitchen, etc.). This is a very conservative estimate because the house is in a rural area with its own forest, so the garden will mostly remain meadow, no fence is necessary, and so on (-;
I just thought I should state this to be fair.
My rough estimate of additional construction costs in detail looks like this:
Architect: 6,500
Surveyor: 2,500
Construction site setup: 1,000 (toilet, electricity, water)
Construction road and crane placement: 1,300–3,500 (on the property)
Soil report: 800–1,200
Police escort: 1,000
Structural engineering (load-bearing structure/foundations): 0 (included in the offer)
Foundation design: 0 (probably included with earthworks/architect)
Site manager, own tenders: 1,000–6,000 (depending on whether architect is involved)
Construction inspector (defect identification): 800–4,000
Inspection structural engineer: 1,000
Foundation grounding: ?
Utility connections: 6,000–14,000 (from the property border to connection box, slope, current development just a guess)
Road closure permit: 300
Insurance: 0–600 (during construction)
Permit and official notifications: 300–1,000
Demolition of existing building: 2,000–10,000 (possibly including foundation and disposal)
Medical costs: 3,000–5,000
Point or pile foundations: 5,000–7,000
Earthworks (site area, removal, compaction): 10,000–30,000 (if a slab foundation is required due to groundwater)
Tree felling: 0–2,000
Flat roof fill (gravel or green roof): 300–3,000
This results in 43,000–100,000 additional construction costs.
Buffer for simple landscaping, with lots of own work: 3,000–15,000
- Main entrance, path, parking space
- Entrance canopy
- Terrace with roof
- Fence/privacy screen
Buffer for simple interior fittings, 5,000–15,000
- Possible upgrades (bathroom, facade, floors, walls, tiles, doors), which according to experience with S.Haus should be minimal
- Kitchen, living room, dining room
- Wood stove, washer-dryer combo
Goodbye Stress Factor
So, the KFW 50 subsidy has finally ended, which put me under some pressure. I'm now directly enquiring about KFW 40 with construction companies, as it should become the standard in a few years anyway...
Demolition of Wooden Barn Independently
I have meanwhile confirmed with the building authority that I am allowed to demolish the existing wooden barn (7 x 14 meters (23 x 46 feet), one story with a gable roof) by myself as long as I report it free of charge, so the incidental construction costs for this are already eliminated, which is something positive.
Preliminary Building Inquiry
However, the building authority advised me to submit a preliminary building inquiry because the building plot is located in the outer area of the village, even though it is within the village boundary sign. This can be done without an architect and only costs 50-70€. I will do this in the next few days. I will list all the "problematic" factors such as: one story, small footprint, flat roof, timber frame, and wooden facade – all uncommon for a northern Bavarian village. Let's see, it should not fail because of the building style, facade, or roof shape, but it still has to fit into the surroundings. There is no building plan, but it must still blend in...
Regional Construction Company
I was recommended to check out Übler Haus, who sell houses manufactured by our neighbors in the Czech Republic, so presumably good quality. They even have some tiny houses in their model house park, which I will visit soon. They will probably be more interested in my "mini house" project.
So, the KFW 50 subsidy has finally ended, which put me under some pressure. I'm now directly enquiring about KFW 40 with construction companies, as it should become the standard in a few years anyway...
Demolition of Wooden Barn Independently
I have meanwhile confirmed with the building authority that I am allowed to demolish the existing wooden barn (7 x 14 meters (23 x 46 feet), one story with a gable roof) by myself as long as I report it free of charge, so the incidental construction costs for this are already eliminated, which is something positive.
Preliminary Building Inquiry
However, the building authority advised me to submit a preliminary building inquiry because the building plot is located in the outer area of the village, even though it is within the village boundary sign. This can be done without an architect and only costs 50-70€. I will do this in the next few days. I will list all the "problematic" factors such as: one story, small footprint, flat roof, timber frame, and wooden facade – all uncommon for a northern Bavarian village. Let's see, it should not fail because of the building style, facade, or roof shape, but it still has to fit into the surroundings. There is no building plan, but it must still blend in...
Regional Construction Company
I was recommended to check out Übler Haus, who sell houses manufactured by our neighbors in the Czech Republic, so presumably good quality. They even have some tiny houses in their model house park, which I will visit soon. They will probably be more interested in my "mini house" project.
In retrospect, 1.5 years later:
Financially, it would have been better if I had signed the contract with Schwörerhaus, especially because of the 37,000 "free" from the government ;-)
Still, I wouldn’t do it differently today: If I want a prefabricated house that is delivered completely, I don’t want to wait 18 (now 24) months for delivery. For me, it’s more about the principle (“unmodern,” which I really dislike, to put it casually).
Current status:
I put the project on hold and first moved to the area into a modern apartment (I often have half a house to myself) to have a similar feeling to the small house. I have been living there for a year now (working from home for 4–5 years), and I love being able to go to my grandparents’ garden after work, where I also want to build.
Regarding the house building project:
In a few days, I have a phone call with HomeOne (Cabin One/Bay/Suite); I like the style of the Cabin Suite. Let’s see what the delivery times are like. That would be the deciding factor. Including additional construction costs/demolition of a barn foundation, it would possibly be around 300,000 for 65 m² (700 ft²). I would have paid it off in 10 years, as I live quite frugally.
Fingers crossed regarding the delivery time (and, of course, standard conditions like paying the majority only upon handover, etc.).
If they also have delivery times longer than 12 months, I will probably have to consider traditional companies after all. I’m hesitant because my family has recently encountered regularly double or triple the cost estimates on invoices from craftsmen in the mid four-digit range. That makes a house that has been built exactly the same way 100 times much more appealing.
Financially, it would have been better if I had signed the contract with Schwörerhaus, especially because of the 37,000 "free" from the government ;-)
Still, I wouldn’t do it differently today: If I want a prefabricated house that is delivered completely, I don’t want to wait 18 (now 24) months for delivery. For me, it’s more about the principle (“unmodern,” which I really dislike, to put it casually).
Current status:
I put the project on hold and first moved to the area into a modern apartment (I often have half a house to myself) to have a similar feeling to the small house. I have been living there for a year now (working from home for 4–5 years), and I love being able to go to my grandparents’ garden after work, where I also want to build.
Regarding the house building project:
In a few days, I have a phone call with HomeOne (Cabin One/Bay/Suite); I like the style of the Cabin Suite. Let’s see what the delivery times are like. That would be the deciding factor. Including additional construction costs/demolition of a barn foundation, it would possibly be around 300,000 for 65 m² (700 ft²). I would have paid it off in 10 years, as I live quite frugally.
Fingers crossed regarding the delivery time (and, of course, standard conditions like paying the majority only upon handover, etc.).
If they also have delivery times longer than 12 months, I will probably have to consider traditional companies after all. I’m hesitant because my family has recently encountered regularly double or triple the cost estimates on invoices from craftsmen in the mid four-digit range. That makes a house that has been built exactly the same way 100 times much more appealing.