Hello,
Due to building regulations, terraced houses are being constructed on our street. Because of the narrow plots (about 16 m (52 feet) wide), the house and the outer garage wall are built right on the boundary line, as specified in the development plan.
This means that the garage outer wall of one house directly borders the house outer wall of the neighboring house below, and our house outer wall directly borders the neighbor’s garage wall above, each with a gap of approximately 5–10 cm (2–4 inches) — similar to terraced houses. I hope this is clear.
I am currently considering how the house outer wall will be “protected” if our neighbor above constructs their garage before we complete our shell construction and plastering (which appears to be the case at the moment). In that scenario, the exposed wall area of about 8 x 2 m (26 x 7 feet) would have to remain unplastered. For your information, our general contractor will build the house walls using 42 cm (17 inches) Poroton hollow bricks.
Important points if the neighboring garage is already in place before our shell construction and plastering is no longer possible:
Have you encountered similar cases or do you know how to handle this technically?
We have a meeting with our general contractor at the end of January, who has always provided constructive suggestions on other topics so far. However, I want to be somewhat prepared because, in my opinion, incorrect execution could lead to significant damage potential (just my layman’s view). Especially since the area will no longer be accessible from the outside.
There are still about six months until construction starts, so there is enough time to find long-term solutions together.
Due to building regulations, terraced houses are being constructed on our street. Because of the narrow plots (about 16 m (52 feet) wide), the house and the outer garage wall are built right on the boundary line, as specified in the development plan.
This means that the garage outer wall of one house directly borders the house outer wall of the neighboring house below, and our house outer wall directly borders the neighbor’s garage wall above, each with a gap of approximately 5–10 cm (2–4 inches) — similar to terraced houses. I hope this is clear.
I am currently considering how the house outer wall will be “protected” if our neighbor above constructs their garage before we complete our shell construction and plastering (which appears to be the case at the moment). In that scenario, the exposed wall area of about 8 x 2 m (26 x 7 feet) would have to remain unplastered. For your information, our general contractor will build the house walls using 42 cm (17 inches) Poroton hollow bricks.
Important points if the neighboring garage is already in place before our shell construction and plastering is no longer possible:
- Airtightness of the external building envelope (the gap between the bricks and the hollow chambers inside the bricks themselves)
- “Water protection” of the unplastered area (idea: flashing from the house to the top edge of the garage?)
- Chimney effect of the hollow bricks — without plaster, heat could escape directly to the outside (idea: ensure full-surface bonding of the bricks so that all chambers are sealed?)
- Execution of the base waterproofing (access to the base from the outside will no longer be possible)
- Is there a risk of mold on the internal wall due to potential heat loss and dew point shift?
- Should insulation material be installed in the gap between the house and garage walls?
Have you encountered similar cases or do you know how to handle this technically?
We have a meeting with our general contractor at the end of January, who has always provided constructive suggestions on other topics so far. However, I want to be somewhat prepared because, in my opinion, incorrect execution could lead to significant damage potential (just my layman’s view). Especially since the area will no longer be accessible from the outside.
There are still about six months until construction starts, so there is enough time to find long-term solutions together.
Crixton schrieb:
Due to building regulations, row houses are being constructed on our street. [...] I am currently concerned about how the exterior wall of our house will be "protected" if our neighbor builds the garage above our shell construction before we apply the plaster. (That is how it looks at the moment). [...] There are still about 6 months until construction starts, so there is enough time to find solutions together that will also work in the long term.Use this time to coordinate the construction process with your neighbor. In my opinion, the only truly effective approach is to build row houses – like other terraced and semi-detached houses – as a coordinated construction project.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
P.S.: Check this out, especially from @Mbk84: https://www.hausbau-forum.de/threads/grenze-zum-nachbarn-mit-garage-ca-1-2cm-ueberbaut.34233/ and https://www.hausbau-forum.de/threads/kettenhaus-auf-240qm-Grundstück-grundsatzfragen-machbar.29346/ as well as in https://www.hausbau-forum.de/threads/kettenhaus-bebauung-grundrisse-ideen-willkommen.38612/#post-483274 by @BruckHaus
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
Use the time to coordinate with your neighbor about the construction process. In my opinion, the only truly effective approach is to build terraced houses—like other row houses or semi-detached houses—as a coordinated construction project. We are already coordinating with our neighbors. However, the problem is that as the homeowners, we have limited influence over the scheduling of the general contractors and following trades, as they also have strict plans to follow.
Having the house positioned in front of the garage would, of course, be ideal for waterproofing the exterior wall, but that situation is not fixed.
Therefore, I would like to work out the "alternative" waterproofing solutions with the general contractor now, regardless of whether they will be needed later or not.
I consider last-minute improvisation—because the neighbor’s garage suddenly appears—to be the worst option for everyone, likely leading to the worst outcome.
Hello,
As things stand, the neighbor’s garage will be erected before the exterior rendering is done. We can only apply the exterior plaster next spring (around April), but understandably, the neighbor cannot wait that long for their garage. The garage will be installed by November at the latest. Our shell construction will be finished by mid-October (Poroton bricks, unfilled).
Attached is a photo showing the area where the garage adjoins our house. The area marked in red needs to be sealed somehow before plastering. It doesn’t have to look neat, just be watertight.
Do you have any suggestions or ideas for this?
How should the base of the wall be sealed here? (It will no longer be accessible once the garage is in place)
As things stand, the neighbor’s garage will be erected before the exterior rendering is done. We can only apply the exterior plaster next spring (around April), but understandably, the neighbor cannot wait that long for their garage. The garage will be installed by November at the latest. Our shell construction will be finished by mid-October (Poroton bricks, unfilled).
Attached is a photo showing the area where the garage adjoins our house. The area marked in red needs to be sealed somehow before plastering. It doesn’t have to look neat, just be watertight.
Do you have any suggestions or ideas for this?
How should the base of the wall be sealed here? (It will no longer be accessible once the garage is in place)
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