Hello everyone,
We plan to build a house without a basement next year. The budget limit is 300,000 euros. The land is not included in this budget, of course. I am currently working on planning and sketching our dream home.
I would like to ask you to review our sketches.
Thank you very much for your suggestions for improvements, experiences, or any other opinions. I am grateful for any input.
So, thanks in advance for your time.
Best regards,
Singerl
We plan to build a house without a basement next year. The budget limit is 300,000 euros. The land is not included in this budget, of course. I am currently working on planning and sketching our dream home.
I would like to ask you to review our sketches.
Thank you very much for your suggestions for improvements, experiences, or any other opinions. I am grateful for any input.
So, thanks in advance for your time.
Best regards,
Singerl
Hi,
it’s quite tough to read the response from Lynx1984. Of course, there is a lot of truth in it.
However, I must say upfront that we have already created a detailed list outlining what each room should include.
Also, we don’t want an architect-designed house with lots of fancy details and decorations.
So I kindly ask you again for a rough analysis of the floor plan to make sure we don’t miss any major mistakes.
Lynx1984, what pitfalls do you or an architect see in this floor plan?
Thanks and best regards
Singerl
it’s quite tough to read the response from Lynx1984. Of course, there is a lot of truth in it.
However, I must say upfront that we have already created a detailed list outlining what each room should include.
Also, we don’t want an architect-designed house with lots of fancy details and decorations.
So I kindly ask you again for a rough analysis of the floor plan to make sure we don’t miss any major mistakes.
Lynx1984, what pitfalls do you or an architect see in this floor plan?
Thanks and best regards
Singerl
Hello Singerl,
Without knowing your exact list, it is naturally difficult to give a complete evaluation of the floor plan, but here are some points to consider:
Ground floor:
- A lot of space is sacrificed for the cellar replacement room and garage. Due to the layout, the driveway will be huge compared to the house.
- The routing through the kitchen: How is the path to the “pantry” from the front door?
- The dining corner is a blind spot. It will feel very uncomfortable to have windows on three sides and an open kitchen on one side. Dining on display, reinvented...
- How do you plan to arrange the sofas and the wall unit in the living room? No matter how you look at it... Either you have to look around a corner, have the south-facing windows behind you, or block the paths toward the kitchen.
- Will there be a fireplace/wood stove by the chimney in the living room? Why exactly there?
- Cellar replacement room loses a lot of space due to the angled wall. In my opinion, this is unnecessary.
- The utility/technical room has the same issue.
- Guest toilet is difficult because of the door swing to fit both toilet and sink.
- Hallway: In such a large house, I would miss a niche or space for a coat rack.
- Hallway: Spatial impression—In such a large house, you first run full into a wall in the hallway → the house does not have the vibe of a villa!
Upper floor:
- Access to the bedroom through the office is a disaster! You lose a lot of space in both rooms and create a complicated layout...
- Bedroom: When entering, you run into a wall.
- Bedroom: How do you plan to place the bed? The space seems very narrow and uncomfortable, although it is flooded with light from three windows... With so much overall floor space in the house, do you really want to end up in such a small bedroom?
- Walk-in closet is much less usable due to angled walls! The comfort gain does not compensate for the loss of space.
- Access to the bathroom through the tiny hallway is difficult. The door to the office blocks the path. Accidents are inevitable.
- In the office, it will probably be hard to place a desk well. Anyone who does not like people looking over their shoulder at the screen will not be happy!
- Play corridor sounds nice, but would you really let your children climb around the stairs? The corridor is quite large, unfortunately without any functional benefit. A switchback staircase would not even be necessary!
- There is a lack of storage space on the upper floor!
I think most compromises come from the angled layout, which does not at all fit your other floor plan wishes. Does it have to be this angled shape? It is also not exactly conducive to energy efficiency! So please reconsider this angled layout thoroughly! Maybe try a radical alternative with a completely square floor plan… As a milder version, soften the angle. It is hard to discard hours of work—but after all, architects study for years… No master ever fell from the sky.
Another thing: You write that it will not be an architect-designed house? Who is then making your floor plans? Hopefully not just a simple draftsman for a general contractor who does not even get paid for possible own ideas or suggestions for improvement and therefore just “copies”?!
Best regards
Without knowing your exact list, it is naturally difficult to give a complete evaluation of the floor plan, but here are some points to consider:
Ground floor:
- A lot of space is sacrificed for the cellar replacement room and garage. Due to the layout, the driveway will be huge compared to the house.
- The routing through the kitchen: How is the path to the “pantry” from the front door?
- The dining corner is a blind spot. It will feel very uncomfortable to have windows on three sides and an open kitchen on one side. Dining on display, reinvented...
- How do you plan to arrange the sofas and the wall unit in the living room? No matter how you look at it... Either you have to look around a corner, have the south-facing windows behind you, or block the paths toward the kitchen.
- Will there be a fireplace/wood stove by the chimney in the living room? Why exactly there?
- Cellar replacement room loses a lot of space due to the angled wall. In my opinion, this is unnecessary.
- The utility/technical room has the same issue.
- Guest toilet is difficult because of the door swing to fit both toilet and sink.
- Hallway: In such a large house, I would miss a niche or space for a coat rack.
- Hallway: Spatial impression—In such a large house, you first run full into a wall in the hallway → the house does not have the vibe of a villa!
Upper floor:
- Access to the bedroom through the office is a disaster! You lose a lot of space in both rooms and create a complicated layout...
- Bedroom: When entering, you run into a wall.
- Bedroom: How do you plan to place the bed? The space seems very narrow and uncomfortable, although it is flooded with light from three windows... With so much overall floor space in the house, do you really want to end up in such a small bedroom?
- Walk-in closet is much less usable due to angled walls! The comfort gain does not compensate for the loss of space.
- Access to the bathroom through the tiny hallway is difficult. The door to the office blocks the path. Accidents are inevitable.
- In the office, it will probably be hard to place a desk well. Anyone who does not like people looking over their shoulder at the screen will not be happy!
- Play corridor sounds nice, but would you really let your children climb around the stairs? The corridor is quite large, unfortunately without any functional benefit. A switchback staircase would not even be necessary!
- There is a lack of storage space on the upper floor!
I think most compromises come from the angled layout, which does not at all fit your other floor plan wishes. Does it have to be this angled shape? It is also not exactly conducive to energy efficiency! So please reconsider this angled layout thoroughly! Maybe try a radical alternative with a completely square floor plan… As a milder version, soften the angle. It is hard to discard hours of work—but after all, architects study for years… No master ever fell from the sky.
Another thing: You write that it will not be an architect-designed house? Who is then making your floor plans? Hopefully not just a simple draftsman for a general contractor who does not even get paid for possible own ideas or suggestions for improvement and therefore just “copies”?!
Best regards
Hello Singerl,
What kind of building services (heating) are you planning to install? If it’s nothing special, like a standard gas condensing boiler, you could combine the basement replacement room and the utility room. The walls generally seem a bit thin to me, so don’t be surprised if the rooms end up slightly smaller. How do you plan to build? Brick-and-mortar or a timber prefab house? The wall thicknesses differ significantly between these methods. The walk-in closet on the upper floor also seems somewhat small. You should adhere to minimum dimensions there to avoid feeling cramped. Otherwise, the upper floor looks quite good. If you want, I can send you revised drafts.
Best regards,
CADAMaRa
What kind of building services (heating) are you planning to install? If it’s nothing special, like a standard gas condensing boiler, you could combine the basement replacement room and the utility room. The walls generally seem a bit thin to me, so don’t be surprised if the rooms end up slightly smaller. How do you plan to build? Brick-and-mortar or a timber prefab house? The wall thicknesses differ significantly between these methods. The walk-in closet on the upper floor also seems somewhat small. You should adhere to minimum dimensions there to avoid feeling cramped. Otherwise, the upper floor looks quite good. If you want, I can send you revised drafts.
Best regards,
CADAMaRa
Hello, thank you very much for your thoughts. I would like to comment on the individual points.
Ground floor:
- A lot of space was sacrificed for the cellar replacement room and garage. Due to the layout, the driveway will seem huge compared to the house.
The driveway is intended to be used by the children as a play area. We are building behind my parents' house on agricultural land, so there is plenty of garden space.
- Kitchen layout. How is the route to the pantry from the front door?
This is currently a big problem. I would like to have an additional entrance to the kitchen under the stairs. Unfortunately, this is not possible with a solid stair structure.
- The dining nook is a blind spot. It will likely feel very uncomfortable having windows on three sides and an open kitchen on one side. Dining on display, reimagined...
I don’t feel that way. We have no neighbors, so the view is only to the adjacent field. I also don’t see the openness to the kitchen as a problem. A glass partition is planned later to somewhat separate the kitchen.
- How do you plan to arrange the sofas and the wall unit in the living room? No matter how you turn it, either you have to look around a corner, have the south-facing windows behind you, or block the pathways to the kitchen.
The TV is placed along the long wall, on the side facing the cellar replacement room. Because of the room’s width, a wall unit combined with the sofa is possible. The sofa will only extend as far as the entrance door. Behind it is an open area.
- Is there supposed to be a fireplace or stove in the living room near the chimney? Why precisely there?
Where do you think would be the optimal room? I thought a central wood stove would be best for distributing heat throughout the house and to support the central heating.
- The cellar replacement room loses a significant area because of the angled wall, which I consider unnecessary.
This problem has been resolved. See the new sketch.
- The technical room faces the same issue.
Also resolved.
- The guest toilet is difficult to fit a toilet and sink because of the door swing.
I hope the size is sufficient for a urinal, toilet, and sink with mirror. Otherwise, I will try to relocate the toilet within the hallway. I just haven’t found a better spot yet.
- Hallway: For such a large house, I would miss a niche for a coat rack.
I plan to install the coat rack next to the front door. Shoes will be stored under the stairs.
- Hallway: Spatial impression: In such a large house, you first walk straight into a wall in the hallway — the house doesn’t feel like a villa.
The front door is almost opposite the living room door. You can basically see through the entire house to the garden. Of course, I know the hallway is relatively small.
Upper floor:
- Accessing the bedroom through the office is a disaster! You lose a lot of space in both rooms and create an awkward layout...
I’ve heard this from many people already, so it was radically changed.
- Bedroom: When entering, you face a wall.
Changed.
- Bedroom: How do you plan to position the bed? It all seems very narrow and uncomfortable, despite being flooded with light from three windows... With so much space in the whole house, do you really want to confine yourselves to such a small bedroom?
A 2m (6 ft 7 in) bed with bedside tables fits precisely next to the dressing room.
- Dressing room is less usable because of angled walls! The increase in comfort does not justify the loss of space.
I just really like the dressing room like this. Of course, it’s not very large but hopefully sufficient.
- Access to the bathroom through the tiny hallway is difficult. The office door blocks the path. Accidents are likely.
Resolved.
- It will definitely be difficult to place a desk well in the office. Anyone who dislikes others looking over their shoulder at the screen won’t be happy!
Resolved.
- Play hallway sounds nice, but would you really let your children climb around the stairs? The hallway is relatively large but unfortunately adds no functional benefit. A switchback stair wouldn’t even be necessary!
The stairs will be secured with a gate. Those are available everywhere.
- There is a lack of storage space on the upper floor!
I know, I know.
The house shape is fixed; I will not build a square design on this plot. That’s for others to build. I just think this is cool and something different. 😀
I’ve already seen an architect, but it’s too expensive for me. Around here, few people build with architect support. My father and I will manage the site supervision together. He already has experience with two houses, so I think that will work.
I have also hired a good structural engineer for the planning drawings who offers a reasonable price.
I am very grateful for further opinions. Otherwise, thank you for your input. It has already helped me move forward a bit.
Is the gallery possible and sensible with such a small hallway?
Best regards and thanks,
Singerl
Ground floor:
- A lot of space was sacrificed for the cellar replacement room and garage. Due to the layout, the driveway will seem huge compared to the house.
The driveway is intended to be used by the children as a play area. We are building behind my parents' house on agricultural land, so there is plenty of garden space.
- Kitchen layout. How is the route to the pantry from the front door?
This is currently a big problem. I would like to have an additional entrance to the kitchen under the stairs. Unfortunately, this is not possible with a solid stair structure.
- The dining nook is a blind spot. It will likely feel very uncomfortable having windows on three sides and an open kitchen on one side. Dining on display, reimagined...
I don’t feel that way. We have no neighbors, so the view is only to the adjacent field. I also don’t see the openness to the kitchen as a problem. A glass partition is planned later to somewhat separate the kitchen.
- How do you plan to arrange the sofas and the wall unit in the living room? No matter how you turn it, either you have to look around a corner, have the south-facing windows behind you, or block the pathways to the kitchen.
The TV is placed along the long wall, on the side facing the cellar replacement room. Because of the room’s width, a wall unit combined with the sofa is possible. The sofa will only extend as far as the entrance door. Behind it is an open area.
- Is there supposed to be a fireplace or stove in the living room near the chimney? Why precisely there?
Where do you think would be the optimal room? I thought a central wood stove would be best for distributing heat throughout the house and to support the central heating.
- The cellar replacement room loses a significant area because of the angled wall, which I consider unnecessary.
This problem has been resolved. See the new sketch.
- The technical room faces the same issue.
Also resolved.
- The guest toilet is difficult to fit a toilet and sink because of the door swing.
I hope the size is sufficient for a urinal, toilet, and sink with mirror. Otherwise, I will try to relocate the toilet within the hallway. I just haven’t found a better spot yet.
- Hallway: For such a large house, I would miss a niche for a coat rack.
I plan to install the coat rack next to the front door. Shoes will be stored under the stairs.
- Hallway: Spatial impression: In such a large house, you first walk straight into a wall in the hallway — the house doesn’t feel like a villa.
The front door is almost opposite the living room door. You can basically see through the entire house to the garden. Of course, I know the hallway is relatively small.
Upper floor:
- Accessing the bedroom through the office is a disaster! You lose a lot of space in both rooms and create an awkward layout...
I’ve heard this from many people already, so it was radically changed.
- Bedroom: When entering, you face a wall.
Changed.
- Bedroom: How do you plan to position the bed? It all seems very narrow and uncomfortable, despite being flooded with light from three windows... With so much space in the whole house, do you really want to confine yourselves to such a small bedroom?
A 2m (6 ft 7 in) bed with bedside tables fits precisely next to the dressing room.
- Dressing room is less usable because of angled walls! The increase in comfort does not justify the loss of space.
I just really like the dressing room like this. Of course, it’s not very large but hopefully sufficient.
- Access to the bathroom through the tiny hallway is difficult. The office door blocks the path. Accidents are likely.
Resolved.
- It will definitely be difficult to place a desk well in the office. Anyone who dislikes others looking over their shoulder at the screen won’t be happy!
Resolved.
- Play hallway sounds nice, but would you really let your children climb around the stairs? The hallway is relatively large but unfortunately adds no functional benefit. A switchback stair wouldn’t even be necessary!
The stairs will be secured with a gate. Those are available everywhere.
- There is a lack of storage space on the upper floor!
I know, I know.
The house shape is fixed; I will not build a square design on this plot. That’s for others to build. I just think this is cool and something different. 😀
I’ve already seen an architect, but it’s too expensive for me. Around here, few people build with architect support. My father and I will manage the site supervision together. He already has experience with two houses, so I think that will work.
I have also hired a good structural engineer for the planning drawings who offers a reasonable price.
I am very grateful for further opinions. Otherwise, thank you for your input. It has already helped me move forward a bit.
Is the gallery possible and sensible with such a small hallway?
Best regards and thanks,
Singerl
Hello CADAMaRa,
We are planning to install a heat pump with either borehole technology or ground collectors. Along with this, we want a large 700-liter (185-gallon) water storage tank so that the pump doesn’t have to cycle frequently. We are not planning a solar system, but the building should meet KfW 70 energy efficiency standards. The exterior walls are solid masonry, 36.5 cm (14 inches) thick, filled with W08/W07 insulation. The mentioned interior partition wall is a solid, load-bearing masonry wall, 24 cm (9.5 inches) thick, so it’s not that thin. Because of the 19.5 kB (kilobyte) file size limit, the plan is quite rough and therefore not very clear.
I know the walk-in closet is really small, but I haven’t found a solution for that yet.
So please send me your designs. I would be very interested to see them.
Thank you,
Singerl
We are planning to install a heat pump with either borehole technology or ground collectors. Along with this, we want a large 700-liter (185-gallon) water storage tank so that the pump doesn’t have to cycle frequently. We are not planning a solar system, but the building should meet KfW 70 energy efficiency standards. The exterior walls are solid masonry, 36.5 cm (14 inches) thick, filled with W08/W07 insulation. The mentioned interior partition wall is a solid, load-bearing masonry wall, 24 cm (9.5 inches) thick, so it’s not that thin. Because of the 19.5 kB (kilobyte) file size limit, the plan is quite rough and therefore not very clear.
I know the walk-in closet is really small, but I haven’t found a solution for that yet.
So please send me your designs. I would be very interested to see them.
Thank you,
Singerl
B
Bauexperte10 Dec 2011 13:04Hello,
Have you considered revising the attached solution?
Generally, saving money is good, but for what you have in mind, you won’t get very far without a good, capable architect. Also, I’m almost certain that your budget—even as a self-builder—will not be sufficient 😉
Kind regards
Singerl schrieb:
I know the walk-in closet is really small, but I can’t find a solution for it.
Have you considered revising the attached solution?
Generally, saving money is good, but for what you have in mind, you won’t get very far without a good, capable architect. Also, I’m almost certain that your budget—even as a self-builder—will not be sufficient 😉
Kind regards
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