Hello!
Since this is an extension, I can’t answer most points of the profile properly or only insufficiently. So I’ll simply describe my situation as it is. If this is not desired for clarity reasons, I can of course take the time and try to fill out the profile. My first attempt just now was rather pointless
Attached you’ll find a draft created by the architect. The changes to be made are marked in red. The extension is on the upper floor, identical to the already existing extension on the ground floor (where the building is being raised accordingly).
What is still missing there is that the wall in the original building between the hallway and child’s room 2 is to be shifted about 1.5m (5 feet) to the right according to the plan, so that child’s room 2 becomes larger. I hope you understand what I mean. All doors remain as they are, only the hallway passage from the original building to the new extension will be narrower.
We were actually quite satisfied with the plan. Cost estimate: €150,000
Detailed breakdown (offers available)
- ~€58,000 Timber frame construction including roof structure, insulation, exterior sheathing panels, and all related work
- ~€12,000 Windows and doors
- ~€25,000 Underfloor heating, plumbing, bathroom including stretch ceiling with lighting (bathroom only)
- ~€15,000 Floor coverings including screed boards, wallpaper, and paint (all including installation)
- ~€5,000 Electrical installation (a lot of own work)
- ~€15,000 Measures on the existing building including protection during construction phase
- ~€10,000 Roof terrace on existing garage including stairs to the garden
- ~€10,000 New kitchen
Now it seems that we want a third child. Then there will be no space for another child’s bedroom again. I simply can’t imagine this with the existing plan. If at all, it would have to be the living room area that is already partly separated by the partition wall, although this would make the living room feel very narrow, which we don’t like even in theory.
On the ground floor, an (unapproved) conservatory has been built on the upper side of the plan, measuring about 10 by 2.5m (33 by 8 feet).
My idea is to give this a foundation and erect supporting pillars, so that the upper floor would have a gross floor area of 10 by 9.5m (33 by 31 feet) instead of 10 by 7m (33 by 23 feet). Structurally this should be fine. Then the separated living room area could indeed be used as a master bedroom, leaving a 6 by 5m (20 by 16 feet) living room. The kitchen would also be about 5 by 2.5m (16 by 8 feet) bigger, which could create a pantry or something similar, or a covered balcony by the kitchen (I would really like that for an outdoor fryer => no odors in the open kitchen,...).
The existing conservatory could remain as is; glass elements would just need to be installed between the new supporting pillars.
Cost estimate: With an additional 20m² (215 sq ft) of living space, I would estimate the project would then cost about €200,000 instead of the planned €150,000.
What do you think? Do you have better ideas? Do you consider the costs realistic? I mean, I do have the offers, but maybe something essential is missing?
Are you missing important information or do you insist on the profile? Just let me know
Thank you very much. We look forward to your feedback and ideas!
Regards,
Xorrhal
Since this is an extension, I can’t answer most points of the profile properly or only insufficiently. So I’ll simply describe my situation as it is. If this is not desired for clarity reasons, I can of course take the time and try to fill out the profile. My first attempt just now was rather pointless
Attached you’ll find a draft created by the architect. The changes to be made are marked in red. The extension is on the upper floor, identical to the already existing extension on the ground floor (where the building is being raised accordingly).
What is still missing there is that the wall in the original building between the hallway and child’s room 2 is to be shifted about 1.5m (5 feet) to the right according to the plan, so that child’s room 2 becomes larger. I hope you understand what I mean. All doors remain as they are, only the hallway passage from the original building to the new extension will be narrower.
We were actually quite satisfied with the plan. Cost estimate: €150,000
Detailed breakdown (offers available)
- ~€58,000 Timber frame construction including roof structure, insulation, exterior sheathing panels, and all related work
- ~€12,000 Windows and doors
- ~€25,000 Underfloor heating, plumbing, bathroom including stretch ceiling with lighting (bathroom only)
- ~€15,000 Floor coverings including screed boards, wallpaper, and paint (all including installation)
- ~€5,000 Electrical installation (a lot of own work)
- ~€15,000 Measures on the existing building including protection during construction phase
- ~€10,000 Roof terrace on existing garage including stairs to the garden
- ~€10,000 New kitchen
Now it seems that we want a third child. Then there will be no space for another child’s bedroom again. I simply can’t imagine this with the existing plan. If at all, it would have to be the living room area that is already partly separated by the partition wall, although this would make the living room feel very narrow, which we don’t like even in theory.
On the ground floor, an (unapproved) conservatory has been built on the upper side of the plan, measuring about 10 by 2.5m (33 by 8 feet).
My idea is to give this a foundation and erect supporting pillars, so that the upper floor would have a gross floor area of 10 by 9.5m (33 by 31 feet) instead of 10 by 7m (33 by 23 feet). Structurally this should be fine. Then the separated living room area could indeed be used as a master bedroom, leaving a 6 by 5m (20 by 16 feet) living room. The kitchen would also be about 5 by 2.5m (16 by 8 feet) bigger, which could create a pantry or something similar, or a covered balcony by the kitchen (I would really like that for an outdoor fryer => no odors in the open kitchen,...).
The existing conservatory could remain as is; glass elements would just need to be installed between the new supporting pillars.
Cost estimate: With an additional 20m² (215 sq ft) of living space, I would estimate the project would then cost about €200,000 instead of the planned €150,000.
What do you think? Do you have better ideas? Do you consider the costs realistic? I mean, I do have the offers, but maybe something essential is missing?
Are you missing important information or do you insist on the profile? Just let me know
Thank you very much. We look forward to your feedback and ideas!
Regards,
Xorrhal
RobsonMKK schrieb:
Does the house possibly have an attic that could be converted into a bedroom?
That way, all your rooms would be together.Unfortunately not. In the older building, I converted the attic into a study, but there is now a spiral staircase leading up there that makes it difficult to even carry a laundry basket upstairs properly. Once at the top, anyone over 1.85m (6 feet 1 inch) will hit their head on the roof ridge.
For the planned extension, the roof will essentially be rotated about 90° as a third gable end in the direction of the plan, so that hardly any changes should be required to the existing roof.
Therefore, the attic in the extension will also not be usable as actual living space.
Unfortunately, I don’t have a digital version, but the ground floor (GF) is set up exactly like the first floor (FF) plan shows... the planned extension (in red) is already present on the GF in the same way. The only difference is that the thin partition wall doesn’t exist downstairs. It’s only on the FF to prevent the toilet from being visible from the couch.
Where the plan shows the new bathroom, my parents have the kitchen. Where the new kitchen is shown on the plan, my parents have the dining room. The living room is identical 1:1, including a wall (which supports the main beam) in the same location. The rooms in the original building are also exactly the same, except that the WC shown on the plan downstairs is now just a broom closet, and the child’s room 2 on the plan is used downstairs as a bathroom plus guest toilet. Of course, there are no sloped ceilings or dormers downstairs.
What is a bit different on the GF is the ceiling height in the extension. The extension is about 80cm (31 inches) lower than the GF in the original building, with three steps down—right where the passage from the original building to the new building is shown on the FF plan.
Because of this lowering, the ceiling height in the existing extension is about 3.50m (11.5 feet) up to the main beam and then slopes down to 2.50m (8.2 feet) towards the rear (top of the plan).
When adding an additional floor, the roof would be opened, and at the height of the main beam (which will be reinforced), the intermediate ceiling will be installed (so the ceiling height on the GF remains unchanged—towards the rear, a cavity will form between the sloping GF ceiling and the intermediate ceiling).
The intermediate ceiling structure (impact sound insulation + bead filling + screed boards + floor covering) is intended to be flush on the FF, level with the existing floor.
I can only describe the site’s location on the property at the moment. The plan actually shows the full width of the property—the garage on the left neighbor’s side is 3.29m (11 feet) wide and directly borders their garage (left on the plan, shown in gray). On the right boundary, there is also about 3m (10 feet), and their house is set back similarly, so there is over 6m (20 feet) between the buildings.
The property is 602m² (6,477 sq ft), roughly 13.5m (44 feet) by 44.5m (146 feet). The house is positioned about 4m (13 feet) from the street and measures approximately 16m (53 feet) long and 10m (33 feet) wide.
As mentioned, an unapproved conservatory was added on the GF, which uses the full width of 10m (33 feet) and extends about 2.5m (8 feet) outward. This leaves 22m (72 feet) of garden at the back.
The garage on the left side runs almost the full length of the house, totaling 13.4m (44 feet). The rooftop terrace shown on the plan essentially marks the end of the garage, as the terrace is planned to be located directly above it.
I hope this explanation is clear and understandable. Otherwise, I’ll have to draw a little sketch myself.
EDIT: Ok, I found two more pictures... Not exactly what was requested, but hopefully they help visualize it?
Where the plan shows the new bathroom, my parents have the kitchen. Where the new kitchen is shown on the plan, my parents have the dining room. The living room is identical 1:1, including a wall (which supports the main beam) in the same location. The rooms in the original building are also exactly the same, except that the WC shown on the plan downstairs is now just a broom closet, and the child’s room 2 on the plan is used downstairs as a bathroom plus guest toilet. Of course, there are no sloped ceilings or dormers downstairs.
What is a bit different on the GF is the ceiling height in the extension. The extension is about 80cm (31 inches) lower than the GF in the original building, with three steps down—right where the passage from the original building to the new building is shown on the FF plan.
Because of this lowering, the ceiling height in the existing extension is about 3.50m (11.5 feet) up to the main beam and then slopes down to 2.50m (8.2 feet) towards the rear (top of the plan).
When adding an additional floor, the roof would be opened, and at the height of the main beam (which will be reinforced), the intermediate ceiling will be installed (so the ceiling height on the GF remains unchanged—towards the rear, a cavity will form between the sloping GF ceiling and the intermediate ceiling).
The intermediate ceiling structure (impact sound insulation + bead filling + screed boards + floor covering) is intended to be flush on the FF, level with the existing floor.
I can only describe the site’s location on the property at the moment. The plan actually shows the full width of the property—the garage on the left neighbor’s side is 3.29m (11 feet) wide and directly borders their garage (left on the plan, shown in gray). On the right boundary, there is also about 3m (10 feet), and their house is set back similarly, so there is over 6m (20 feet) between the buildings.
The property is 602m² (6,477 sq ft), roughly 13.5m (44 feet) by 44.5m (146 feet). The house is positioned about 4m (13 feet) from the street and measures approximately 16m (53 feet) long and 10m (33 feet) wide.
As mentioned, an unapproved conservatory was added on the GF, which uses the full width of 10m (33 feet) and extends about 2.5m (8 feet) outward. This leaves 22m (72 feet) of garden at the back.
The garage on the left side runs almost the full length of the house, totaling 13.4m (44 feet). The rooftop terrace shown on the plan essentially marks the end of the garage, as the terrace is planned to be located directly above it.
I hope this explanation is clear and understandable. Otherwise, I’ll have to draw a little sketch myself.
EDIT: Ok, I found two more pictures... Not exactly what was requested, but hopefully they help visualize it?
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