Hello,
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!
haydee schrieb:
We are building with solid wood walls. You can look up "Wir leben Haus" on Google.Google shows a malware warning :-(
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
B
Bayern-Racing4 Mar 2017 16:39Thanks in advance for the advice! Looks like I signed up in the right forum after all.
Fifty thousand euros seems like a lot for a demolition. There isn’t really any hazardous waste involved. What’s expensive is disposing of all the rubble and such. I once disposed of a 300 m² (3,230 ft²) concrete floor, and the cost was about 10 euros per m³ (0.35 cubic feet)… so that’s quite steep. The tricky part is making sure not to damage the old barn building, since the new one is supposed to be attached there. I don’t imagine that will be easy because of the connected roof and so on.
What kind of time frame do you think we’re looking at until everything is demolished and hauled away? Like I said, it’s 10 x 18 meters (32.8 x 59 feet) with 3 floors.
And how fast can the new building be completed? Just roughly, since I have no idea if it takes 2 months or a year.
What do you think about a solid wood house for a project and size like this? I like it for the fact that there’s no mess and the construction is faster. (How fast exactly?)
As I said, I’m not the kind of person who wants a construction site in front of their door for years. My nerves couldn’t handle it—I’m a bit of a perfectionist and everything has to be tidy and organized.
Do you really think you can’t fit 2 apartments per floor? Because you said 6 seemed like too many. There’s the ground floor plus two stories above. If you have 180 m² (1,937 ft²) (external dimensions), after subtracting walls and so on, you end up with about 120 m² (1,292 ft²) usable space per floor, right?
So that would be 360 m² (3,875 ft²) total.
That means 6 apartments of 60 m² (646 ft²) each.
I did the calculation without including a staircase, since I’m hoping for an external staircase.
Fifty thousand euros seems like a lot for a demolition. There isn’t really any hazardous waste involved. What’s expensive is disposing of all the rubble and such. I once disposed of a 300 m² (3,230 ft²) concrete floor, and the cost was about 10 euros per m³ (0.35 cubic feet)… so that’s quite steep. The tricky part is making sure not to damage the old barn building, since the new one is supposed to be attached there. I don’t imagine that will be easy because of the connected roof and so on.
What kind of time frame do you think we’re looking at until everything is demolished and hauled away? Like I said, it’s 10 x 18 meters (32.8 x 59 feet) with 3 floors.
And how fast can the new building be completed? Just roughly, since I have no idea if it takes 2 months or a year.
What do you think about a solid wood house for a project and size like this? I like it for the fact that there’s no mess and the construction is faster. (How fast exactly?)
As I said, I’m not the kind of person who wants a construction site in front of their door for years. My nerves couldn’t handle it—I’m a bit of a perfectionist and everything has to be tidy and organized.
Do you really think you can’t fit 2 apartments per floor? Because you said 6 seemed like too many. There’s the ground floor plus two stories above. If you have 180 m² (1,937 ft²) (external dimensions), after subtracting walls and so on, you end up with about 120 m² (1,292 ft²) usable space per floor, right?
So that would be 360 m² (3,875 ft²) total.
That means 6 apartments of 60 m² (646 ft²) each.
I did the calculation without including a staircase, since I’m hoping for an external staircase.
Three floors would probably fit six apartments. But can you manage that only with external staircases? I’m not familiar with your local building regulations.
Now, about the timber frame construction... An apartment building is an investment property. Right? When building an investment property, the goal is to keep costs as low as possible while still making it attractive. So, I’d provide tenants with a decent front door, a nice mailbox, attractive tiles. But I wouldn’t throw my money away on timber houses! Such buildings are usually made of sand-lime brick or, if the bearing capacity of the brick allows, aerated concrete. The latter is the most cost-effective option. Then I’d opt for consistent window widths of 1.10 meters (3 ft 7 in), because their inner dimensions are compatible with IKEA blinds and similar products. Tenants appreciate that. Then I’d design the kitchens to fit standard 1,999-euro kitchen units. And so on. I suggest you consult a planner who has experience with this type of project. Karsten
Now, about the timber frame construction... An apartment building is an investment property. Right? When building an investment property, the goal is to keep costs as low as possible while still making it attractive. So, I’d provide tenants with a decent front door, a nice mailbox, attractive tiles. But I wouldn’t throw my money away on timber houses! Such buildings are usually made of sand-lime brick or, if the bearing capacity of the brick allows, aerated concrete. The latter is the most cost-effective option. Then I’d opt for consistent window widths of 1.10 meters (3 ft 7 in), because their inner dimensions are compatible with IKEA blinds and similar products. Tenants appreciate that. Then I’d design the kitchens to fit standard 1,999-euro kitchen units. And so on. I suggest you consult a planner who has experience with this type of project. Karsten
11ant schrieb:
Google shows a malware warning :-(That’s really a pity.
11ant schrieb:
At least the preliminary inquiry should always be submitted before demolition – this way, the option to "strip out" remains, in case keeping the building envelope is legally simpler. Of course, this is not possible if the structure is completely rotten.The district office approves what the municipality agrees to. This is causing town centers to disappear. We have set aside the preliminary building inquiry because it is not yet exactly clear where the house will be located. There is still a small risk that the slope will not hold. Otherwise, the house will be placed roughly where the old stables stood. And the mayor has approved it.
The building condition only allows for demolition now. Unfortunately, no one knows how old the structure is. Hopefully, something will be found during demolition.
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