ᐅ Evaluation of Floor Plans and Turnkey Single-Family Home Proposal

Created on: 4 May 2021 13:07

Hello everyone,

We have now received the offer from our general contractor and I would like to get your opinion on whether the offer is priced too high or not.

- Single-family house in North Rhine-Westphalia
- Construction project through a general contractor
- Plot size 670 sqm (7200 sq ft), street facing northwest
- Sloping site facing southeast
- Development plan: 1-story building
- Turnkey solid construction, KfW 40 standard, single-story, hipped roof
- Wall structure: 24 cm (9.5 inches) perforated brick + 18 cm (7 inches) insulation
- Living area 178 sqm (1915 sq ft) without basement + roof terrace 32 sqm (345 sq ft)
- Intermediate ceiling made of concrete, uppermost ceiling with wooden beams
- Clear ceiling height: 2.7 m (8 ft 10 in) on ground and upper floor
- Triple glazing
- Sanitary fittings: seem to be higher quality. Tiles (60 x 30 cm (24 x 12 inches) or 40 x 40 cm (16 x 16 inches)) 30 EUR/sqm free, larger sizes extra cost
- Air-to-water heat pump Steibel-Eltron LWZ 8 CS with integrated central ventilation system
- Electric roller shutters throughout the house except for stairwell window
- Electrical installation: standard
- No smart home system
- All living rooms equipped with TV and internet sockets
- Underfloor heating throughout the house except for the technical room
- Masonry double garage 6.59 x 7.2 m (21.6 x 23.6 ft) (42,000 EUR)
- Total offer sum roughly 438,000 + 42,000 EUR

I hope I have provided the most important key points so far to possibly get your assessment. Attached are 3 photos of the upcoming building project. What do you think of the floor plans and the offer?

I appreciate any opinions or assessments.
Best regards

pagoni20205 May 2021 12:04

#13

Haus am Hang schrieb:

We have now received the offer from our general contractor and would like to get your opinion on it.

Haus am Hang schrieb:

The building permit / planning permission has already been granted.

That was quick... great!

Nemesis schrieb:

And what about the rest???

...that’s probably already taken care of since the permit is approved 🤨. We could still discuss the subtle differences in wall colors, although everything seems to have been resolved between post #1 and #11 in just one day. 😀

Haus am Hang5 May 2021 12:06

#14

Nemesis schrieb:

And what about the rest? You were asked many questions and given suggestions. You only addressed exactly one of them. That’s not how this works.

Of course, I appreciate all the comments, as I mentioned at the beginning of my post. I specifically responded regarding the single-story rule. As for the staircase, the client wanted a staircase in the living area. It will be a cantilever staircase. We also considered changing the direction of the stairs to go up from the hallway, but that didn’t really work out.

We want the children’s rooms to be the same size since we have twins, and it would be difficult if one room were larger than the other.

I thank everyone again for all the comments and wish you all a wonderful day.

Best regards

Haus am Hang5 May 2021 12:11

#15

pagoni2020 schrieb:

That was fast.... great!

...it seems to be already done since the building permit / planning permission is here 🤨. We could still discuss the subtle differences in wall colors, considering everything seemed to be resolved between post #1 and #11 in just one day. 😀

That really was quick—4 weeks and the approval was granted.
I am always grateful for constructive criticism. However, there are comments that nobody needs.

Thanks again

ypg5 May 2021 12:16

#16

Haus am Hang schrieb:

But there are comments that nobody really needs.

The person who needs the comment, thinks so!

Haus am Hang schrieb:

According to the NRW building law, if the upper floor is less than 75% of the ground floor area, it is not considered a full storey. This has also been taken into account here.

That is clear, hence the mentioned "maximizing". But there is a difference whether you look at a nearly 6-meter (20 feet) wall or a roof that slopes from 3 meters (10 feet) height up to the ridge towards the center of the plot.

Haus am Hang schrieb:

Why should he be hostile to us when we follow the rules?

Yes, rules. There are also rules that are nowhere written down.

But anyway: I was about to write something about common small mistakes (walk-in closets trapped between rooms, children's rooms facing north, piano placed in line with a corridor, etc.), but since the permit is already granted...

Haus am Hang5 May 2021 12:29

#17

ypg schrieb:

Whoever needs that comment, thinks so!

That’s clear, which is why I mentioned “pushing the limits.” But there’s a difference between looking at a wall about 6 meters (20 feet) high and a roof that extends from 3 meters (10 feet) high up to the ridge towards the center of the property.

Because of the neighbor, we had to build a bungalow. I honestly don’t understand that. To the neighbor who’s at a lower elevation, it’s 7 meters (23 feet) to the property boundary. And if you build 3 to 4 meters (10 to 13 feet) away from the boundary, that’s 10 to 11 meters (33 to 36 feet). I think that should provide enough distance from a 7.75-meter (25.4-foot) high building.

Yes, rules. There are also rules that aren’t written down anywhere.

If the development plan allows 9 meters (30 feet), what’s wrong with that? Besides, the house is one meter (3 feet) lower than the street.

But anyway: I was about to write something about common little mistakes (walk-in closets without windows, kids’ rooms facing north, piano placed along the axis of a hallway, etc.), but since the permit has already been issued...

Regarding the walk-in closet in front of the bedroom, my wife really wanted to avoid that. So that you don’t have to walk through a narrow corridor just to get into the bedroom. As for the children’s rooms, as I said, with twins we wanted them to be roughly the same size. And they could only be on the northwest side. So we chose larger windows to let in enough daylight.

ypg5 May 2021 12:33

#18

Haus am Hang schrieb:

And it could only be on the NW side. That’s why we made the windows larger there, so they could get enough light.

Yes, with that floor plan, it couldn't be done differently.
Still, in my room, I had the entire gable glazed, facing east with a loggia—that is, a 1-meter balcony (approximately 3 feet) in front, roughly 12 sqm (130 sq ft). That felt like too little to me since no sun shone in, at least not when I was home as a child/teenager.
Maybe the rooms could have been arranged differently, like playing Tetris. But in principle, it’s a nice house inside (especially if you place the piano somewhere else 😉 ).

ᐅ Evaluation of Floor Plans and Turnkey Single-Family Home Proposal

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