ᐅ Building an End-Terrace House as a Self-Managed Project with a General Contractor
Created on: 27 May 2019 10:48
G
goalkeeper
Hello everyone,
some of you might have already followed one of my threads about us having to or being allowed to build our end-terrace house on our own responsibility – depending on how you look at it. This means that we are buying an end-terrace plot (215 sqm (2315 sq ft)) in a new development area in the Rhein-Neckar district and will be building on it ourselves – but in coordination with our two terrace neighbors.
The municipality, which sold the plots through a local resident model, ideally wanted applicants to apply as a complete housing group with several families and then build accordingly with a general contractor, construction manager, or architect. Of course, that didn’t really work out, so now there are only individual applicants and also homeowners.
After we were awarded the plot, the addresses of the other terrace neighbors were shared to discuss certain matters, such as roof style, whether or not to have a basement, etc. It was immediately clear that everyone preferred to do their own thing. However, we were still able to agree that the housing group will have a gable roof with a pitch of 35 to 40 degrees (within this 5-degree range).
As the end house, we will build without a basement, while the middle house and the other end house will have basements. This obviously presents a challenge as we would have to make a deep foundation or simply skip it, and the middle house would have to support us, as we will start construction first. The current agreement with the middle house is that we will build a deeper foundation at his expense, as supporting our house later on would be considerably more expensive for him.
We are currently close to signing with the construction manager, the notarization appointment for the plot is at the end of June, and we hope to start construction in the fall of this year. Meanwhile, several other freely planned housing groups are being built around us, which might get in the way with their cranes.
I will document the progress here from time to time – such a self-planned terraced house doesn’t come along very often.
some of you might have already followed one of my threads about us having to or being allowed to build our end-terrace house on our own responsibility – depending on how you look at it. This means that we are buying an end-terrace plot (215 sqm (2315 sq ft)) in a new development area in the Rhein-Neckar district and will be building on it ourselves – but in coordination with our two terrace neighbors.
The municipality, which sold the plots through a local resident model, ideally wanted applicants to apply as a complete housing group with several families and then build accordingly with a general contractor, construction manager, or architect. Of course, that didn’t really work out, so now there are only individual applicants and also homeowners.
After we were awarded the plot, the addresses of the other terrace neighbors were shared to discuss certain matters, such as roof style, whether or not to have a basement, etc. It was immediately clear that everyone preferred to do their own thing. However, we were still able to agree that the housing group will have a gable roof with a pitch of 35 to 40 degrees (within this 5-degree range).
As the end house, we will build without a basement, while the middle house and the other end house will have basements. This obviously presents a challenge as we would have to make a deep foundation or simply skip it, and the middle house would have to support us, as we will start construction first. The current agreement with the middle house is that we will build a deeper foundation at his expense, as supporting our house later on would be considerably more expensive for him.
We are currently close to signing with the construction manager, the notarization appointment for the plot is at the end of June, and we hope to start construction in the fall of this year. Meanwhile, several other freely planned housing groups are being built around us, which might get in the way with their cranes.
I will document the progress here from time to time – such a self-planned terraced house doesn’t come along very often.
Ötzi Ötztaler2 Jan 2021 21:02
goalkeeper schrieb:
We would definitely run the numbers first. Maybe the plot could be divided, and we would then actually do the Viebrockhaus project 50:50. But first, we need to see...Well, if so, you should act before the next buyer faces the same problem. If in doubt, explain the situation so far to the city council or municipal council and then buy at the standard land value (possibly discounted) as a divided plot without a building obligation. That way, the story could have a happy ending :-)If it’s financially feasible, it could be a good investment. It increases the living value for you and your neighboring end-unit owner, raises the value for a potential future buyer, and possibly you could even create 1-2 wall openings for additional windows in ten or twenty years. But it does reduce the maintenance value here in the forum. And, of course, you’ll have to pay it off...
Ötzi Ötztaler2 Jan 2021 21:03
Or, even better, they remove the building rights of the divided plot and sell it to you as undevelopable meadowland for 20 euros per square meter (1.86 square feet) :p
P
Pinkiponk3 Jan 2021 08:19goalkeeper schrieb:
There is a rumor going around the new development that our middle house neighbor might be planning to sell their property and has even already had an appointment with the local authority. Great, I’m really happy for you. The new year is starting well for you. :-)
Is there a possibility that, for example, you and the other neighbor could buy the property together? How quickly does it need to be developed? I’d be interested to know how much money is being asked for it and roughly how much your house or the neighbor’s house cost, so I can get an idea whether these are astronomical sums or if a joint purchase between you both might be realistic. Perhaps forming a building cooperative or partnership with one or two other trusted people could also be an option. Afterwards, the house could be rented out or something similar. There are currently many people who have some money “sitting” in the bank that wouldn’t be enough for a whole house but would cover a share in a property—and who might then rent the house.
G
goalkeeper3 Jan 2021 09:01The plot is 141 sqm (approximately 1,518 sq ft) and was priced at 500 €/sqm (about 46.50 USD/sq ft) at that time. That would be around 35,000 euros (approximately 38,500 USD) for each buyer, with a building obligation within two years.
However, we don’t really want to pay 500 euros (46.50 USD) per sqm considering that it probably can never be developed or only with considerable additional costs. A building cooperative is definitely out of the question.
According to the purchase contract, the municipality must take the plot back – but they certainly won’t want to incur a loss if they then sell it to us as green space for less than 500 euros (46.50 USD) per sqm. The deterioration of the condition is the neighbor’s responsibility.
We will see what information we receive from the municipality and then decide how to proceed. We actually want to avoid having a second attached house neighbor unless, for example, our general contractor (GC) were to purchase and develop the plot. Then we could be sure that the construction would be carried out properly. They are constantly looking for plots. That might still be a Plan B.
However, we don’t really want to pay 500 euros (46.50 USD) per sqm considering that it probably can never be developed or only with considerable additional costs. A building cooperative is definitely out of the question.
According to the purchase contract, the municipality must take the plot back – but they certainly won’t want to incur a loss if they then sell it to us as green space for less than 500 euros (46.50 USD) per sqm. The deterioration of the condition is the neighbor’s responsibility.
We will see what information we receive from the municipality and then decide how to proceed. We actually want to avoid having a second attached house neighbor unless, for example, our general contractor (GC) were to purchase and develop the plot. Then we could be sure that the construction would be carried out properly. They are constantly looking for plots. That might still be a Plan B.
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