ᐅ Which is more suitable for the site conditions: a basement or a slab foundation?

Created on: 28 Jan 2024 19:38
T
TobsBAU
Hello everyone,
I am new to the forum and have purchased a plot of land from the municipality in a new development area, where a single-family house is planned to be built within the next 1.5 years (1 or 2 stories).
For some time now, I have been struggling with the site conditions (slight slope and below street level) and the associated question of whether a basement might actually be the smarter/more cost-effective (or at least cost-neutral) solution in this situation. To answer this question properly, I will probably need quotes from civil contractors and, above all, a geotechnical soil report. Regarding the soil report, I seem to be going in circles because all geotechnical engineers want very precise information about the planned construction, which in turn depends on the decision between a basement or slab-on-grade foundation.

I am hoping to get advice on the following questions:
  • Is it possible, when building with a basement, to use the excavated soil to fill the plot up to street level (no costly disposal required)?
  • What advice can you give me about the soil report (the exact future construction is not yet fixed)?
  • I am torn between the following options (which do you think is more sensible?):
    • Build with a basement and fill the plot to street level using the excavated soil (hold back the northeast property boundary with a 1 m high retaining wall).
    • Allow a partial slope to create a daylight basement room facing northeast, which could possibly be used as an office. The utility room would naturally also be in the basement, but I would prefer to avoid a sump pump system if possible.
    • Fill the plot (up to street level or slightly below) and build with a slab-on-grade foundation (hold back the northeast property boundary with a 1 m high retaining wall). However, I am concerned about the costs for fill material and necessary compaction. The utility room would be on the ground floor or upper floor, no sump pump system, but probably with a backwater valve.


All prefab house suppliers, etc., I have contacted so far have really not addressed these conditions. They just ask for a budget range and then assume a flat fee of €25,000 for earthworks, etc. I suspect this will not be enough, and I want to make these costs tangible for my financial planning! When the basement topic comes up, even architects generally say a basement is always expensive. If the budget is tight, better to do without a basement...

Here are some details and premises I want to share with you:
  • The plot is below street level. The adjacent neighboring plot (southeast) has been raised up to street level (top of finished floor level +156.14 m).
  • Because of the filling up to street level, no backwater valve was needed there. On the opposite plot (northwest, behind the sidewalk), the fill was not raised as high, so a backwater valve was required. If I build with a basement, I would probably have to plan for a sump pump system even if I fill up to street level.
  • According to the development plan, a retaining wall up to one meter high may be built to compensate for the slope; beyond that, slopes with an angle of 30° must be used (see attachment). Of course, both neighboring properties have taken advantage of this and installed suitable L-shaped retaining walls on the northeast side.
  • Basically, I would not have necessarily filled the plot, but since the southeast side was raised and that is where most of the natural light comes from, I feel almost compelled to at least partially fill.
  • Unlike the neighboring development, I am considering positioning the house (gable roof) with the gable perpendicular to the street (see sketch). This would improve lighting and usability of the plot.
  • There is a castle to the northeast at some distance, which should also be taken into account when planning the house (view connection).
  • The plot is 464 m² (about 5,000 sq ft) and located 800 m (0.5 miles) from a river (about 15 m (50 feet) above the water surface, no flood risk). Additional waterproofing measures for a basement are to be expected (most likely a waterproof concrete shell). A neighbor who built with a basement had to seal it from the outside (apparently afterwards).
  • The development plan is generally quite generous: 2 full floors allowed, max ridge height = 6.5 m (21 ft 4 in), max eaves height = 10.5 m (34 ft 5 in), floor area ratio: 0.4
  • Surveying has been done (see attachment)

Thank you very much, and I look forward to your suggestions and advice!
Modern white houses next to an open grassy field; forested hills and cloudy sky in the background.

Side view of a document: section on fences and retaining walls with legal references.

Text about terrain changes and diagram with slopes/heights (max. 1.5 m / 5 feet)

Building site plan: floor plan with contour lines, paths, buildings, legend, scale 1:100.

Parcel location plan with street names, coordinates and property boundary markers

House floor plan with garage, exterior dimensions and orientation

Page from a geotechnical report: soil investigation and geotechnical information with text excerpts.
T
TobsBAU
31 Jan 2024 23:26
Thank you for the additional contributions and variant discussions (@katja). I will request offers from several earthworks contractors to get an idea of the costs. I assume that, besides the survey plan, a geotechnical report is needed for a reliable estimate...

I am currently in talks with a prefab house provider who includes the concrete slab and similar elements in the fixed price.
The site-specific work (SSW) is, of course, not included. However, to calculate these costs, a geotechnical report is necessary. I have asked what information such a report must contain to be accepted by the provider and what credit would apply if we proceed with a contract. In return, they offered to commission the soil report in advance (costs covered by me, 1500 € (about 1500 €), deductible from the contract sum if commissioned). After the evaluation, a fixed-price offer for the SSW would be prepared. Would this be a viable approach, or should I rather commission an independent service?
hanghaus2023 schrieb:

The ridge directions are marked in the garage plan. Are these mandatory? At least the neighbors have followed them.

No, there is almost complete freedom regarding orientation and roof shape (see attachment).
hanghaus2023 schrieb:

In my opinion, this garage design complies with the development plan. The house should be as tall as necessary so that the slope runs toward the street, as I have already mentioned.

keller-oder-bodenplatte-fuer-grundstueckssituation-sinnvoller-653346-1.png"]84012[/ATTACH]  </blockquote>  <br />
I now understand why this building design might also be possible. This idea had not occurred to me before. Can these kinds of questions be clarified in advance (e.g., by calling the building authority, etc.)?<br />
<blockquote><a href=K a t j a schrieb:

There is still time to plan placing the front door on the side with a slightly recessed front:

[ATTACH alt="tobsbauv3-haustür.jpg"]84020[/ATTACH]
[ATTACH alt="tobsbauv3.jpg"]84021[/ATTACH]

You would need to excavate 20cm (8 inches) more at the front but require less backfilling at the rear, reducing the adjustment to the terrain. If it were mine, I would probably lower the street-facing side further to enable stepping out into the garden at the back with only a few steps. These variants require careful planning for heavy rainwater management and, of course, waterproofing against the ground.

Is the heavy rainwater planning handled by the contracted architect (or by the prefab house provider if they are commissioned)?
[ATTACH type="full" alt="Document with local building regulations on roof shapes, facades, and approvals" width="500px">
K a t j a1 Feb 2024 05:32
This might sound a bit unusual, but you are always the first person responsible for something like this. It is your soil survey, and you are commissioning it for your property. The soil survey has relatively little to do with the contractor carrying out the work. You need to understand what kind of soil it is, how load-bearing and permeable it is, whether there are rocks, and so on.
If someone offers to handle the billing for it, in my opinion, it is just an attempt to get you locked into a contract.

In my view, the drainage planning is the architect’s responsibility. But again: this is your project. If they forget about it, you have a problem, not them.
K a t j a1 Feb 2024 05:38
Depending on how much time the officials have, you can of course ask questions before starting construction. It is helpful to be very specific. In our case, you can submit a preliminary inquiry online. This is free of charge. Since we are a small municipality, I can also approach our head of office directly.
Hopefully, your architect can answer all of this as well.
By the way, a prefabricated house on a slope wouldn’t be my first choice.
T
TobsBAU
1 Feb 2024 12:57
Thank you for the explanations. So, under the given circumstances, you would proceed with a traditional approach using an architect for design phases 1-4, and then continue either with the architect or a general contractor for phases 5-9?
11ant1 Feb 2024 13:54
TobsBAU schrieb:

I am in talks with a prefab house supplier,

Prefab house supplier because of the common misconception that they are the first choice for more accurate final price estimates?
TobsBAU schrieb:

where the foundation slab, etc., is included in the fixed price.

The foundation slab should definitely be included in the offer, if only because it is part of the scope of work of the (shell construction) general contractor. Without the foundation slab, nothing else matters—it is literally THE base. Additionally, the main building level is the root of all critical interfaces.
TobsBAU schrieb:

I was offered to have the soil report prepared in advance (cost covered by me, 1500 € (approximately 1600 USD), deducted from the contract sum if commissioned). After the evaluation, a fixed-price offer for the shell construction would be created. Would that be a feasible approach, or should I commission it independently and individually?

This is a test of your ability to think critically, with a little bit of lubrication added just in case.
Your plot is the same for every contractor. Always commission the soil report yourself. I already deliberately advised you to perform a broad screening of the entire buildable area (including near the edges to capture homogeneity), because doing a new one for every specific house footprint ("retract that command!") would be nonsense.
TobsBAU schrieb:

So you would under the circumstances build in the traditional way with an architect (phases 1-4) and then continue with an architect or general contractor (phases 5-9)?

Although I was not directly addressed with this question, I gladly give (and did already give in “A building guide for you too: the HOAI phase model!”) the generally valid answers: always a self-chosen independent architect, NEVER phases 1-4, phase 9 also total nonsense for an owner-occupied single-family house, but rather:
1. Phases 1 and 2 (called “Module A” in the building guide)
2. Rest period (usually with a decision point, here I would leave out all the wood experts and only consult 3 or 4 masons)
3. Phases 3 to 8 (= Modules B and C) preferably with the same architect (note: 3 + 5 = 8).
And for the general contractor, my eternal refrain: “generally happy to work with one, but never without a proper tender.” The mistake many owners make, assuming from the balanced scorecard that they can safely commission it as a black box, is a costly hobby.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
K a t j a1 Feb 2024 19:56
TobsBAU schrieb:

So, you would build under these conditions traditionally with an architect (service phases 1-4) and then continue with either the architect or general contractor (service phases 5-9)?

The question should rather be: what would I recommend for you? I definitely agree with @11ant. On a slope, I would generally advise against using a prefabricated house supplier. They usually just place their building on the finished foundation slab without considering all the other aspects of your slope.
A general contractor (GC) is better because there are usually committed and professional people. If they are local, they have probably already built one of those houses on slopes, which I would consider a basic requirement to ask about, including references. Planning the outdoor area is typically not an issue for a GC. As long as everything is paid for, you can usually get a well-rounded package.
Most likely, I would recommend working with an architect on a slope. The advantage of an architect is the focus on planning. A GC often only delivers average results because they often employ mainly draftsmen.

If it were my project, I would definitely start with an architect and go through at least phase 2. This would allow me to first check if the project has potential. If so, I would continue with the architect up to phase 5. Since I have quite a bit of experience and several trades are more or less constantly involved in our projects, my approach from that point on would probably be different from yours. I would leave some work to the architect but take over most trades myself from there. However, I would not recommend this for first-time homebuilders and strongly advise continuing with a professional. You can also combine both approaches, for example, switching to a GC after phase 2. But that is something each person needs to decide for themselves.