Dear forum members,
we would like to ask for your advice regarding the planning of a townhouse. We have already signed a house construction contract with free floor plan design. We will soon have a meeting with the architect. Beforehand, we wanted to carefully consider everything and have created a FIRST draft. Since we are complete beginners in this field, it is not easy for us to keep track of all the important aspects of such a planning process. We hope you can provide us with some helpful tips. Thank you in advance. Please note that the dimensions in the floor plan are sometimes not exact. The staircase is also not correctly placed. Unfortunately, I could not do better with the software (Architect 3D).
Development plan/restrictions/plot details
Plot size: 1000 sqm (28 m (92 feet) wide x 36 m (118 feet) deep)
Slope: slight, at the rear, from west to east
Floor area ratio: 0.2 according to regulations
Building regulations: otherwise according to building code §34
West: quiet street with low traffic, no sidewalk
South and North: neighboring plots
East: meadow, forest
Client requirements
Style, roof shape, building type: townhouse, approx. 168 sqm (1,808 sqft) according to DIN standard, hipped roof, 25% pitch, faced exterior, 11 m x 9.50 m (36 feet x 31 feet) external dimensions
Basement, floors: no basement, 2 full stories, each with a clear ceiling height of 2.745 m (9 feet)
Number of occupants, age: 3 persons (37, 37, 1), no further children planned
Overnight guests per year: 5
Office: commercial use
Open kitchen
Number of dining seats: 6
Carport
House design
Origin of the plan: self-designed
Preferred heating system and other details: gas heating with solar panels, underfloor heating, shutters on all windows, central ventilation system with heat recovery
What we like especially: large room for our daughter, terraces on the east and south sides, many windows, symmetry of the exterior on the west and south sides, upper corridor with window (natural light) and additional storage space
Important to us:
Room layout and arrangement should roughly remain as follows: utility room on the east side facing the garden, living room to the south, kitchen with access to the terrace on the east side, large children’s room to the south, bedroom should not adjoin the bathroom or the children’s room (can be exchanged with the office later if necessary)
What we don’t like / issues:
What we can do without: everything not shown in the plan (e.g. fireplace, walk-in closet, kitchen window, large bathroom)
we would like to ask for your advice regarding the planning of a townhouse. We have already signed a house construction contract with free floor plan design. We will soon have a meeting with the architect. Beforehand, we wanted to carefully consider everything and have created a FIRST draft. Since we are complete beginners in this field, it is not easy for us to keep track of all the important aspects of such a planning process. We hope you can provide us with some helpful tips. Thank you in advance. Please note that the dimensions in the floor plan are sometimes not exact. The staircase is also not correctly placed. Unfortunately, I could not do better with the software (Architect 3D).
Development plan/restrictions/plot details
Plot size: 1000 sqm (28 m (92 feet) wide x 36 m (118 feet) deep)
Slope: slight, at the rear, from west to east
Floor area ratio: 0.2 according to regulations
Building regulations: otherwise according to building code §34
West: quiet street with low traffic, no sidewalk
South and North: neighboring plots
East: meadow, forest
Client requirements
Style, roof shape, building type: townhouse, approx. 168 sqm (1,808 sqft) according to DIN standard, hipped roof, 25% pitch, faced exterior, 11 m x 9.50 m (36 feet x 31 feet) external dimensions
Basement, floors: no basement, 2 full stories, each with a clear ceiling height of 2.745 m (9 feet)
Number of occupants, age: 3 persons (37, 37, 1), no further children planned
Overnight guests per year: 5
Office: commercial use
Open kitchen
Number of dining seats: 6
Carport
House design
Origin of the plan: self-designed
Preferred heating system and other details: gas heating with solar panels, underfloor heating, shutters on all windows, central ventilation system with heat recovery
What we like especially: large room for our daughter, terraces on the east and south sides, many windows, symmetry of the exterior on the west and south sides, upper corridor with window (natural light) and additional storage space
Important to us:
Room layout and arrangement should roughly remain as follows: utility room on the east side facing the garden, living room to the south, kitchen with access to the terrace on the east side, large children’s room to the south, bedroom should not adjoin the bathroom or the children’s room (can be exchanged with the office later if necessary)
What we don’t like / issues:
- Entrance hall: I am not sure if the staircase fits here; view of a wall upon entering; niche and doors to utility room, guest room, and WC
- Bathroom upstairs: no further considerations yet about where fixtures could be placed
- Living room: dead space in the middle; quite narrow width of about 3.70 m (12 feet) in the TV corner; entrance to the living room (possibly sliding door?)
- Currently no windows drawn on the north side in the office and bedroom (not sure if we really need them, see next point)
- View into the bedroom from outside (if shutter is down, it is dark); maybe still a window on the north side
What we can do without: everything not shown in the plan (e.g. fireplace, walk-in closet, kitchen window, large bathroom)
RobsonMKK schrieb:
Well, I’m building for myself and my own needs. Not for posterity or potential buyers...I agree.
However, I also live in an area where you can sell almost any house...
RobsonMKK schrieb:
Well, I’m building for myself and my own needs. Not for future generations or potential buyers...... that’s coming from someone who has never sold a house.
It doesn’t hurt to make small compromises or to consider which designs work for yourself but also for other potential groups.
If my last house hadn’t been a terraced house with only two rooms upstairs (perfect for us, but not ideal for a growing family),
I would probably have 30,000 to 40,000 more in my pocket now.
RobsonMKK schrieb:
Well, I’m building for myself and my own needs. Not for posterity or potential buyers...That’s a great attitude if you have a lottery win or a blank check to build with. However, for most people financing like the average homeowner, it’s important not to take the relationship between market value and mortgage amount too lightly. You first have to reach the point where you truly “own” your home financially. Covering a residual debt insurance while unemployed (which can happen even to highly skilled workers these days) is no small matter. Divorce, business downturns, becoming a widow as a “homemaker” or similar situations—the list of icebergs in open water is long. And by ice, I don’t mean Mövenpick.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
That’s a nice attitude for lottery winners or anyone who can build with a blank check. However, those who finance their build like the majority of average people should not take the relationship between market value and mortgage amount too lightly. Neither one nor the other. I will build a house in my lifetime, and I’m building it for myself. If things go badly and I have to sell, then so be it.
11ant schrieb:
The point where you truly own your home financially has to be reached first. That’s called careful and prudent financing. I know the earliest and latest time I’ll be free of debt.
11ant schrieb:
Paying a residual debt insurance during unemployment (which can happen even to highly skilled workers today) is no small feat. I don’t have to pay residual debt insurance during unemployment—that’s exactly what it covers. But anyone taking out such insurance for a large amount must be either very reckless or simply have too much money.
And regarding unemployment: where do you get that from? In a country with “virtually full employment” I find such statements strange, especially about the professions mentioned. If a skilled worker can’t find a job today, something is seriously wrong. I know numerous sectors where there is a shortage of workers and plenty of open positions.
But hey, just had to write something again to get another post! Great!
ypg schrieb:
... that’s coming from someone who has never sold anything. And where do you get this wise insight from?
@ypg and everyone
Feedback: At least a response is the minimum one can expect. I am really happy that strangers here want to help me. I am very grateful that there are people like you who share your knowledge and genuinely enjoy doing so. Truly great.
Planning appointment: We have our appointment with the architect from the construction company on Valentine’s Day. If they don’t help us much with the floor plan, I will most likely look for another independent architect to advise us for a few hours. The budget is still available for that. This way, I could save time (and money) because the planning phase with the draftsmen wouldn’t take as long and construction could start earlier.
Independent architect: If anyone knows a good architect in Berlin and the surrounding area who likes to take on small projects like this, I would appreciate the contact details.
@ypg
Building with aerated concrete: On the ground floor, the walls are mostly 17.5 cm (7 inches) thick. On the upper floor, they use 11.5 cm (4.5 inches) aerated concrete blocks. Some walls could also be built with sand-lime bricks for an additional cost. I found this information in the forum for TM homeowners.
Entrance: Don’t worry, I also want to use the main entrance door. I just often read that the door to the utility room is frequently used as a regular entrance. As I mentioned, passing by the cars doesn’t really bother me. However, the noise from the utility room is an issue for me. Of course, this is subjective. Some people do not hear the ventilation system/washing machine/gas boiler at all, while others complain that the utility room wasn’t planned farther away from the kitchen or living room.
@ares83
Prices: Yes, that’s true. The base price is quite low. We are expecting more costs. The house currently has a contract price of 195,000 euros. This includes, beyond the standard: brick cladding, underfloor heating and electric shutters on the ground and upper floors, a central ventilation system, a 5 sqm (54 sq ft) solar system, and an additional shower on the ground floor. We expect extra costs in almost every trade. Larger items include additional electrical work and a better-equipped bathroom. Smaller things, such as a better staircase, soundproof walls, and different doors, will add to the cost as well. Our spending limit is around 250,000 euros. This should include a (basic) kitchen, painting, and flooring work (partly done by ourselves), as well as site development (about 12,000 euros). At this amount, our own capital would be fully used. The 100,000 euro loan serves as a buffer for unforeseen expenses, interior furnishings, and outdoor features (carport, terrace, garden design, etc.). Of course, we want to use as little of the loan as possible. That way, the remaining money can still be invested profitably.
@11ant
Kitchen on the upper floor: Planning a separate entrance is beyond my layman knowledge. I will look around for suitable floor plans. But I think that would be too expensive for us. I honestly have no idea where to add another door with stairs. Or maybe an outside staircase?! No clue.
Transom windows for additional windows: Good idea! I think we will discuss that directly with the window supplier. There are surely other windows in the house that could use a transom window. I will think about this more carefully.
Only one children’s room: I am also thinking about possible resale. However, I find it difficult to implement this accordingly. I have to find a compromise so that we like it and a buyer would still say yes in a few years. That’s why I have drawn a second door. Then it would be possible to create two small rooms of about 10 sqm (108 sq ft) each from the children’s room. Of course, that’s a bit small. But upstairs there would then be three rooms for children (including the study), and downstairs there is still one more. I am an absolute beginner in this area, but in my opinion, this should be sufficient. I am happy to be convinced to divide it differently.
Feedback: At least a response is the minimum one can expect. I am really happy that strangers here want to help me. I am very grateful that there are people like you who share your knowledge and genuinely enjoy doing so. Truly great.
Planning appointment: We have our appointment with the architect from the construction company on Valentine’s Day. If they don’t help us much with the floor plan, I will most likely look for another independent architect to advise us for a few hours. The budget is still available for that. This way, I could save time (and money) because the planning phase with the draftsmen wouldn’t take as long and construction could start earlier.
Independent architect: If anyone knows a good architect in Berlin and the surrounding area who likes to take on small projects like this, I would appreciate the contact details.
@ypg
Building with aerated concrete: On the ground floor, the walls are mostly 17.5 cm (7 inches) thick. On the upper floor, they use 11.5 cm (4.5 inches) aerated concrete blocks. Some walls could also be built with sand-lime bricks for an additional cost. I found this information in the forum for TM homeowners.
Entrance: Don’t worry, I also want to use the main entrance door. I just often read that the door to the utility room is frequently used as a regular entrance. As I mentioned, passing by the cars doesn’t really bother me. However, the noise from the utility room is an issue for me. Of course, this is subjective. Some people do not hear the ventilation system/washing machine/gas boiler at all, while others complain that the utility room wasn’t planned farther away from the kitchen or living room.
@ares83
Prices: Yes, that’s true. The base price is quite low. We are expecting more costs. The house currently has a contract price of 195,000 euros. This includes, beyond the standard: brick cladding, underfloor heating and electric shutters on the ground and upper floors, a central ventilation system, a 5 sqm (54 sq ft) solar system, and an additional shower on the ground floor. We expect extra costs in almost every trade. Larger items include additional electrical work and a better-equipped bathroom. Smaller things, such as a better staircase, soundproof walls, and different doors, will add to the cost as well. Our spending limit is around 250,000 euros. This should include a (basic) kitchen, painting, and flooring work (partly done by ourselves), as well as site development (about 12,000 euros). At this amount, our own capital would be fully used. The 100,000 euro loan serves as a buffer for unforeseen expenses, interior furnishings, and outdoor features (carport, terrace, garden design, etc.). Of course, we want to use as little of the loan as possible. That way, the remaining money can still be invested profitably.
@11ant
Kitchen on the upper floor: Planning a separate entrance is beyond my layman knowledge. I will look around for suitable floor plans. But I think that would be too expensive for us. I honestly have no idea where to add another door with stairs. Or maybe an outside staircase?! No clue.
Transom windows for additional windows: Good idea! I think we will discuss that directly with the window supplier. There are surely other windows in the house that could use a transom window. I will think about this more carefully.
Only one children’s room: I am also thinking about possible resale. However, I find it difficult to implement this accordingly. I have to find a compromise so that we like it and a buyer would still say yes in a few years. That’s why I have drawn a second door. Then it would be possible to create two small rooms of about 10 sqm (108 sq ft) each from the children’s room. Of course, that’s a bit small. But upstairs there would then be three rooms for children (including the study), and downstairs there is still one more. I am an absolute beginner in this area, but in my opinion, this should be sufficient. I am happy to be convinced to divide it differently.
@kaho674
Thanks for the tips!
Stairs, Entrance Area: I’m really struggling with the stairs. The staircase has been positioned in several places in the hallway already. The architect suggested a half-turn staircase (elongated with short treads as it is now), which would start about 1.40 m (4.6 ft) from the front wall. This would be slightly shorter than the current design. However, I didn’t want another turn at the top. If I rotate the quarter-turn staircase again and place the tread at the front door entrance, it ends up blocking the doorway again. I thought the steps above head height were better (as a non-expert). I also had the front door set to open on the left side. Then the stairs wouldn’t be as obstructive. But that would make it harder to reach the cloakroom and shoes because you’d have to close the door first. Or am I mistaken? Another option could be to have two side panels of 50 cm (20 inches) each, placing the door in the middle. That might help reduce the problem somewhat. The additional cost would be about 800 Euros for the upgraded double door with the large fixed glass panel. It would also come with a more attractive door. We’d be willing to pay that if it made things more practical. How could the stairs be better arranged?
No single-leaf patio doors in the living room: Attached is an example with a small cabinet. Is that what you meant? Yes, the space for furniture in the living room is missing. But I don’t know where else to add anything. I would like to keep the double door on the right side of the plan. But if necessary, it would have to be a single door.
Double door to the living room: There could also be a fixed glass panel on the right side. The right door would then be pointless if the stairs remain as is. Personally, a single door would be enough for me. But my girlfriend wants a double door with lots of light (with or without fixed glass panel).
I’ve added some 3D images and floor plans. Please don’t be surprised. There are sliding doors shown now. I can’t get the windows and regular doors to “close” properly on the floor plan. The staircase is also pieced together from several images. It will have stringers on the sides. Hopefully, it’ll be good enough for a first impression.
Thanks for the tips!
Stairs, Entrance Area: I’m really struggling with the stairs. The staircase has been positioned in several places in the hallway already. The architect suggested a half-turn staircase (elongated with short treads as it is now), which would start about 1.40 m (4.6 ft) from the front wall. This would be slightly shorter than the current design. However, I didn’t want another turn at the top. If I rotate the quarter-turn staircase again and place the tread at the front door entrance, it ends up blocking the doorway again. I thought the steps above head height were better (as a non-expert). I also had the front door set to open on the left side. Then the stairs wouldn’t be as obstructive. But that would make it harder to reach the cloakroom and shoes because you’d have to close the door first. Or am I mistaken? Another option could be to have two side panels of 50 cm (20 inches) each, placing the door in the middle. That might help reduce the problem somewhat. The additional cost would be about 800 Euros for the upgraded double door with the large fixed glass panel. It would also come with a more attractive door. We’d be willing to pay that if it made things more practical. How could the stairs be better arranged?
No single-leaf patio doors in the living room: Attached is an example with a small cabinet. Is that what you meant? Yes, the space for furniture in the living room is missing. But I don’t know where else to add anything. I would like to keep the double door on the right side of the plan. But if necessary, it would have to be a single door.
Double door to the living room: There could also be a fixed glass panel on the right side. The right door would then be pointless if the stairs remain as is. Personally, a single door would be enough for me. But my girlfriend wants a double door with lots of light (with or without fixed glass panel).
I’ve added some 3D images and floor plans. Please don’t be surprised. There are sliding doors shown now. I can’t get the windows and regular doors to “close” properly on the floor plan. The staircase is also pieced together from several images. It will have stringers on the sides. Hopefully, it’ll be good enough for a first impression.
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