ᐅ Enlarge and completely renovate a single-family home, or demolish and rebuild?
Created on: 19 Dec 2021 18:54
Z
zizou89
Hello everyone,
Here is the situation:
We have the opportunity to buy a plot of land (600 sqm (approximately 6458 sqft)) with a house from the 1960s that offers 105 sqm (approximately 1130 sqft) of living space over two floors for 150,000 €. The value of the land alone (land reference value) is 130,000 €.
For us, however, the house is too small. We would like to undertake the following measures (the development plan allows all of these):
1. Extend the house by 3 meters (about 10 feet) to the rear and 3 meters (about 10 feet) to the side.
2. Add extra floors.
3. Install a new roof.
4. Replace the exterior facade.
5. Complete interior refurbishment.
In other words: we basically want to redo everything.
Would this be financially worthwhile, or would demolition and rebuilding make more sense? Are there any tips regarding funding options (KfW programs) or similar?
Please excuse me, as I am (still) a complete beginner. I understand that it is impossible to predict costs here, but maybe there are people who have undertaken a similar project 🙂
I would appreciate any information.
Here is the situation:
We have the opportunity to buy a plot of land (600 sqm (approximately 6458 sqft)) with a house from the 1960s that offers 105 sqm (approximately 1130 sqft) of living space over two floors for 150,000 €. The value of the land alone (land reference value) is 130,000 €.
For us, however, the house is too small. We would like to undertake the following measures (the development plan allows all of these):
1. Extend the house by 3 meters (about 10 feet) to the rear and 3 meters (about 10 feet) to the side.
2. Add extra floors.
3. Install a new roof.
4. Replace the exterior facade.
5. Complete interior refurbishment.
In other words: we basically want to redo everything.
Would this be financially worthwhile, or would demolition and rebuilding make more sense? Are there any tips regarding funding options (KfW programs) or similar?
Please excuse me, as I am (still) a complete beginner. I understand that it is impossible to predict costs here, but maybe there are people who have undertaken a similar project 🙂
I would appreciate any information.
zizou89 schrieb:
Which software can I use for that? Why don’t you tell us which one you are using?
zizou89 schrieb:
I’m already doing my best to make it at least somewhat understandable. Then try scanning the site development plan (also called building plan) that the draftsman showed you. That way, people here who can read such documents will see what is possible and what isn’t. It seems to me you are giving up too early.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
Which software are you using?
Then scan the zoning plan that the draftswoman showed you. That way, people here who can read such documents will see what is allowed and what is not. It seems to me that you are giving up too soon.I am using paint.net.
So, I just drag some lines back and forth. But I am currently redoing the plan with the correct wall thicknesses!
Attached is the zoning plan!
zizou89 schrieb:
Attached is the development plan! Is it supposed to be house number 5 / plot 123? If so, that’s way too little from the plan. Tell me its name (no link, please! Or email it to me, see forum search “11ant gmx”). Without the “textual conditions” included, it’s hard to say much.
zizou89 schrieb:
I’m using paint.net.
So, I’m just drawing a few lines back and forth. But I’m currently remaking the plan with the correct wall thicknesses! That won’t work. Paint.net doesn’t have a ruler or background grid, so you can’t position anything accurately. For example, OpenOffice handles this much better. Or you can use hobby planners’ favorite, “Sweet Home 3D.” In any case, don’t bother with exact measurements: it’s enough to copy the walls of 36.5 / 24 / 11.5 as 40/20/10 cm (14/8/4 inches) and round the rooms between them to the nearest 10 cm (4 inches). And please use a proper scanner or at least hold the camera straight above.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
So, your email has arrived, and I have reviewed the development plan. It was established in 1976 and became legally binding in 1979. At that time, your house was already standing and was effectively included in the plan as an existing structure. Therefore, the building zone for each house starts at the street-facing facade (specific to each plot, as it is not exactly the same for neighboring properties but similar) and extends 14 meters (46 feet) deep from there. For some garages, this means that if they are rebuilt in the same location, they would already require an exemption because they are too long.
The roof pitch is 48° with a tolerance of +/- 2°. The neighboring houses at numbers 9 and 11 have small lean-to dormers, apparently the only ones in this section based on aerial images. I must withdraw my suggestion for a wide lean-to dormer because requests for exceptions of that size are apparently uncommon in this area, and I see little chance of approval. Even the “dormer” shown in the image from post #51 would, in my opinion, be a precedent in this planning area.
At least there is no specified ridge orientation in this section. Despite the lack of defined height restrictions, I see no worthwhile scope for increasing the roof height without exceeding the limits for the attic as a non-full storey. I also consider the desired flat roof extension to be non-compliant with the plan and unlikely to receive an exemption. Therefore, extending the house in width while continuing the existing house profile seems to be the only option.
Due to few or no building gaps in the overall “southern part,” I see no reason, at least under the principle of appropriateness, to consider changing the development plan before potentially developing the area of the allotment gardens permanently.
I think you will have to significantly reduce the scale of your modernization plans regarding the house design. The facade, theoretically, could be your area to “take revenge,” as the development plan does not oppose that.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
The roof pitch is 48° with a tolerance of +/- 2°. The neighboring houses at numbers 9 and 11 have small lean-to dormers, apparently the only ones in this section based on aerial images. I must withdraw my suggestion for a wide lean-to dormer because requests for exceptions of that size are apparently uncommon in this area, and I see little chance of approval. Even the “dormer” shown in the image from post #51 would, in my opinion, be a precedent in this planning area.
At least there is no specified ridge orientation in this section. Despite the lack of defined height restrictions, I see no worthwhile scope for increasing the roof height without exceeding the limits for the attic as a non-full storey. I also consider the desired flat roof extension to be non-compliant with the plan and unlikely to receive an exemption. Therefore, extending the house in width while continuing the existing house profile seems to be the only option.
Due to few or no building gaps in the overall “southern part,” I see no reason, at least under the principle of appropriateness, to consider changing the development plan before potentially developing the area of the allotment gardens permanently.
I think you will have to significantly reduce the scale of your modernization plans regarding the house design. The facade, theoretically, could be your area to “take revenge,” as the development plan does not oppose that.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
I would definitely swap the living area and the kitchen. As it is now, the living room is a pass-through space – is that what you want? Meanwhile, the kitchen is tucked away in a cozy corner, which I don’t think it needs to be.
Since you’re planning a complete renovation anyway, rerouting the utility connections shouldn’t be a problem. But having a couch that everyone has to walk past when grabbing a drink from the fridge, and a kitchen where you have to carry your groceries through the entire house, wouldn’t be my idea of comfortable living.
If the extension is going to stay as planned, I would also switch the bathroom and bedroom there to have the quietest corner as the sleeping area, with the bathroom and walk-in closet en suite. Otherwise, the early riser would have to go through the bedroom to reach the bathroom and then through the bedroom again to get to the dressing room – which seems unnecessary!
Since you’re planning a complete renovation anyway, rerouting the utility connections shouldn’t be a problem. But having a couch that everyone has to walk past when grabbing a drink from the fridge, and a kitchen where you have to carry your groceries through the entire house, wouldn’t be my idea of comfortable living.
If the extension is going to stay as planned, I would also switch the bathroom and bedroom there to have the quietest corner as the sleeping area, with the bathroom and walk-in closet en suite. Otherwise, the early riser would have to go through the bedroom to reach the bathroom and then through the bedroom again to get to the dressing room – which seems unnecessary!
Climbee schrieb:
I would definitely... first recommend your facade as a model to follow, if you really want something stylish and new 🙂https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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