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Bayern-Racing3 Mar 2017 22:47Hello,
I have a farmhouse that I gave up on, and now there is an old unoccupied house and the farm buildings aligned in a row. The entire building is roughly 50 meters (164 feet) long. I want to demolish the house at the front and a small part of the barn. In total, I plan to demolish an area of about 18m x 10m (59ft x 33ft). The building is quite tall, with a ground floor, first floor, and second floor, around 11 meters (36 feet) to the top edge of the roof.
The new house has to be built similarly because I want to connect it to the old barn. The plan is to create apartments inside to rent out. We already have a “good” house next to it, which also has a rented apartment. Since we easily get about ten times the number of rental requests locally, this idea makes a lot of sense. We have been considering this for a long time and have looked into many options. Still, I am happy to get more opinions.
The current house is basically beyond repair; the plaster has almost completely fallen off, it is completely wet, about 300 years old, and mostly empty. Demolishing it won’t be cheap, I suppose. Maybe someone has experience with this?
How many apartments could you expect from a building with 18 x 10 meters (59ft x 33ft) external dimensions and 3 floors? I don’t want a basement. Would it be better to have 3 large apartments or 6 smaller units suitable for 1-2 people? I’m leaning toward 6 smaller apartments since there is more demand for those in the area (there are a lot of large companies nearby). Of course, the downside is that interior finishing costs increase because you need 6 bathrooms alone. Is fitting 6 apartments realistically possible within the living space?
Something else I am pondering: I would prefer the building to be constructed with solid masonry. What time frame would I be looking at from start to finish? Usually, I don’t have the patience for construction projects that drag on endlessly. Recently, I visited a site of a solid wood house, which I liked a lot—it probably goes faster and creates less mess, right?
A new firewall would naturally need to be built, that’s clear. Another thought was to skip an internal staircase and access the individual apartments via external stairs—is that even allowed? I guess probably not.
These are just some initial thoughts I have. I’m open to any suggestions. I will take a picture of the site soon to give a better idea. I understand that some might find building a house just for rental purposes not ideal, but that’s not the point right now. Cost estimates are very welcome. I can do a lot of the interior finishing myself, as I have experience (I renovated the attic in our current house).
Looking forward to your input!
I have a farmhouse that I gave up on, and now there is an old unoccupied house and the farm buildings aligned in a row. The entire building is roughly 50 meters (164 feet) long. I want to demolish the house at the front and a small part of the barn. In total, I plan to demolish an area of about 18m x 10m (59ft x 33ft). The building is quite tall, with a ground floor, first floor, and second floor, around 11 meters (36 feet) to the top edge of the roof.
The new house has to be built similarly because I want to connect it to the old barn. The plan is to create apartments inside to rent out. We already have a “good” house next to it, which also has a rented apartment. Since we easily get about ten times the number of rental requests locally, this idea makes a lot of sense. We have been considering this for a long time and have looked into many options. Still, I am happy to get more opinions.
The current house is basically beyond repair; the plaster has almost completely fallen off, it is completely wet, about 300 years old, and mostly empty. Demolishing it won’t be cheap, I suppose. Maybe someone has experience with this?
How many apartments could you expect from a building with 18 x 10 meters (59ft x 33ft) external dimensions and 3 floors? I don’t want a basement. Would it be better to have 3 large apartments or 6 smaller units suitable for 1-2 people? I’m leaning toward 6 smaller apartments since there is more demand for those in the area (there are a lot of large companies nearby). Of course, the downside is that interior finishing costs increase because you need 6 bathrooms alone. Is fitting 6 apartments realistically possible within the living space?
Something else I am pondering: I would prefer the building to be constructed with solid masonry. What time frame would I be looking at from start to finish? Usually, I don’t have the patience for construction projects that drag on endlessly. Recently, I visited a site of a solid wood house, which I liked a lot—it probably goes faster and creates less mess, right?
A new firewall would naturally need to be built, that’s clear. Another thought was to skip an internal staircase and access the individual apartments via external stairs—is that even allowed? I guess probably not.
These are just some initial thoughts I have. I’m open to any suggestions. I will take a picture of the site soon to give a better idea. I understand that some might find building a house just for rental purposes not ideal, but that’s not the point right now. Cost estimates are very welcome. I can do a lot of the interior finishing myself, as I have experience (I renovated the attic in our current house).
Looking forward to your input!
Hmm, that's difficult. Courtyards are often located outside the main building zones, and using existing structures as a benchmark for new developments can be problematic when it comes to changes in use. What does the local authority say, how far are the nearest neighbors, and what do the local building regulations require?
Is the courtyard connected to the sewage system, or would a multi-family house like that work with a septic system?
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Is the courtyard connected to the sewage system, or would a multi-family house like that work with a septic system?
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Talk to the local municipality about what is allowed and what they are willing to approve.
In our case, the requirement was to align with the surrounding neighborhood. However, the only common feature of the houses is that they have two full stories. Otherwise, the styles range from medieval, 1950s, 1980s, to very modern with leaking roofs. We do not have to adhere to the old buildings. That’s the theory; the building permit will be applied for within the next four weeks after demolition is completed.
Demolition is not cheap. Consider getting quotes through an architect, as this tends to be more cost-effective — at least that has been our experience. Costs depend on
- Complexity level
- Amount of debris
- Contamination class
- Disposal fees
- Distance to landfill
We are building with solid wood walls. Search online for “wir leben Haus” for more information.
In our case, the requirement was to align with the surrounding neighborhood. However, the only common feature of the houses is that they have two full stories. Otherwise, the styles range from medieval, 1950s, 1980s, to very modern with leaking roofs. We do not have to adhere to the old buildings. That’s the theory; the building permit will be applied for within the next four weeks after demolition is completed.
Demolition is not cheap. Consider getting quotes through an architect, as this tends to be more cost-effective — at least that has been our experience. Costs depend on
- Complexity level
- Amount of debris
- Contamination class
- Disposal fees
- Distance to landfill
We are building with solid wood walls. Search online for “wir leben Haus” for more information.
Regarding your questions. Demolition: budget around 50,000 (currency). Consider yourself lucky if it costs less.
Ideal rental size: a two-room apartment with 60 sq.m (645 sq.ft) of living space.
Access only from the outside: this would be allowed in Schleswig-Holstein (SH). I bet it’s allowed in Bavaria as well. Interestingly, the legislation and general conditions in these two federal states are more similar than you might think. The only thing a Bavarian can’t do is play handball.
Conversion of commercial buildings into apartments: I guess this should not be a problem. Agriculture only really makes sense from 1,000 hectares (2,471 acres) upwards. Many small farms are struggling quietly. However, the aim is to keep villages alive by supporting survival chances for farms, including housing, holiday apartments, wind power, and so on. This is no different in Bavaria than in SH. Regarding your building dimensions of 18 by 10 meters (59 by 33 feet) with six small apartments, I don’t see that working on two floors, more likely four. With three floors, it gets difficult without a stairwell.
If there is a lot of industry nearby, plan for two technician apartments as well. Good return on investment. Karsten
Ideal rental size: a two-room apartment with 60 sq.m (645 sq.ft) of living space.
Access only from the outside: this would be allowed in Schleswig-Holstein (SH). I bet it’s allowed in Bavaria as well. Interestingly, the legislation and general conditions in these two federal states are more similar than you might think. The only thing a Bavarian can’t do is play handball.
Conversion of commercial buildings into apartments: I guess this should not be a problem. Agriculture only really makes sense from 1,000 hectares (2,471 acres) upwards. Many small farms are struggling quietly. However, the aim is to keep villages alive by supporting survival chances for farms, including housing, holiday apartments, wind power, and so on. This is no different in Bavaria than in SH. Regarding your building dimensions of 18 by 10 meters (59 by 33 feet) with six small apartments, I don’t see that working on two floors, more likely four. With three floors, it gets difficult without a stairwell.
If there is a lot of industry nearby, plan for two technician apartments as well. Good return on investment. Karsten
haydee schrieb:
So much for theory. The building permit / planning permission will be applied for within the next 4 weeks after the demolition is completed.At least the preliminary inquiry should always be made before the demolition—so that the alternative of “gutting” the interior is still possible, if retaining the exterior shell is legally the simpler option. Of course, this is not feasible with completely rotten structure.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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