ᐅ Floor Plan Ideas for a Single-Family Home Extension with Three Children’s Bedrooms and a Home Office
Created on: 7 Nov 2023 19:41
B
Ben_des
Hello everyone,
We are recently a family of five (three little girls; 4 months, 3 and 6 years old) currently living on the first floor (84 sqm (900 sq ft)) of our old building. My mother lives on the identical ground floor, and the upper floor (second floor) is partly rented out. I also have a small room next to the entrance of the rental apartment. The attic is converted but not really practical since it is only accessible via a pull-down attic ladder.
We have a garden adjoining the north side of the existing house. The garage is located west of that. Due to lack of space, we naturally need more living area. After initial talks with prefab house manufacturers, we first focused on modular units (“Flying Spaces” by Schwörerhaus and others). However, we quickly warmed up to the idea of building a small extension.
This would have the advantages of:
- no mixing of old and new constructions
- no construction work inside the apartment while living there
- possibility to rent out and thus refinance the new building
Since I thought a prefab house would be built quickly, I have been looking around wildly among prefab providers. Hanse Haus said last week that the whole process (from contract signing to moving in) for turnkey completion is around 16-18 months. From the foundation slab construction, another 6 months. Therefore, I am also looking into modular homes. The idea that the house can be ready to move into within days (or weeks) is definitely appealing. However, these are mostly small companies, and the interiors never look as nice in their photos as the marketing pictures of the prefab houses.
What we need, worth mentioning for our single-family home, is:
- 3 children’s rooms
- 2 bathrooms (one large and one small)
- 1 (small) office
- foundation slab (I would use the existing basement of the old building)
- open kitchen
- heating system like Viessmann’s “invincible” or something comparable that does not require a technical room. I like the idea in theory. If it only has disadvantages, please let me know. I have no experience and only think the theory is great.
Otherwise, it should simply be a nice, bright, and airy little house that doesn’t look “cheap.” Apparently, some providers offer houses that look like that. I hope for your help here.
Requirements of the development plan are:
- gable roof (possibly a hipped roof, but whether that fits aesthetically…)
- plot ratio 1: 0.6
- plot ratio 2 (with areas): 0.8
- number of floors: 1.2
The plot size is 515 sqm (5545 sq ft). Attached is the plot plan with the old building and the colored plan for the new house.
The size results from the setback requirements.
If I keep the garage and build onto it, just like on the existing house, I have 8.5 x 8.5 m (28 x 28 ft). That’s not a lot, of course. But I have room for 2 full floors plus attic.
Alternatively, I could demolish the garage (which is of course a cost factor), which would give us 2.5 m (8 ft) more in width. So without the garage: 11 x 8.5 m (36 x 28 ft).
I have penciled this in on the plan without the garage.
Since the old building basically dates back to 1939, there is no clear parking space regulation for an extension. Today we had an appointment at the planning office, and I will get feedback in the next few days whether I need more than four parking spaces. If not, the existing driveway and the front garden are sufficient.
At first, I didn’t think much about the floor plan. I figured I would leave that to the professionals before I make any nonsense. After talking to prefab house manufacturers, I’m already limited in space anyway, so I can’t have many demands here. I think… 🙂
We have already visited show houses of
- Schwörerhaus, for Flying Spaces and prefab houses. They said we should “decide what we want and then get back.”
- Allkauf Haus (planning in progress, offer pending. Will be between 350k - 400k)
- Hanse Haus (planning in progress, will get back with a quote)
- Received a phone offer from Regnauer over 380k plus foundation slab, plus 15k for finishes, and plus earthworks.
I still want to check out prefab houses from
- Okal Haus (I really like the Hessdorf show house because of the porch with balcony)
- Fingerhut Haus (very pleasant gentleman)
- Luxhaus
Otherwise, I have price lists from Danwood. There are sometimes not so positive comments online. But that might be the case with many providers. Contact and prices are definitely friendly.
My questions:
- What do you think about the mentioned prefab house providers? Are some known for higher or lower quality? We would like a wooden house. They are said to have a better indoor climate, currently be cheaper due to wood prices, and supposedly faster to build. Although I don’t know if that still applies when Hanse Haus tells me 16-18 months. I’ve heard some good things about Regnauer, but only from a friend of a colleague…
- Would you recommend a prefab house for a wooden house, or does it make more sense financially and practically to have it built by local trades? I have contacted a local carpentry and planning office and am still waiting for an offer.
- What do you think of the floor plan? Do you have ideas on how you would nicely realize it? I’m thankful for any tips.
Attached are the
- floor plan: green is the garden, black is the old building, and blue is the floor plan for the new house.
- view from the north of the old building, where the new house is planned
- view from the house towards the garden (north).
I hope it comes across that I have studied this in depth. However, I’m still unsure about many points if no professional gives me feedback. I have no expertise and don’t want to miss anything.
Thanks in advance for reading and for your help!
Good luck
Bendes
We are recently a family of five (three little girls; 4 months, 3 and 6 years old) currently living on the first floor (84 sqm (900 sq ft)) of our old building. My mother lives on the identical ground floor, and the upper floor (second floor) is partly rented out. I also have a small room next to the entrance of the rental apartment. The attic is converted but not really practical since it is only accessible via a pull-down attic ladder.
We have a garden adjoining the north side of the existing house. The garage is located west of that. Due to lack of space, we naturally need more living area. After initial talks with prefab house manufacturers, we first focused on modular units (“Flying Spaces” by Schwörerhaus and others). However, we quickly warmed up to the idea of building a small extension.
This would have the advantages of:
- no mixing of old and new constructions
- no construction work inside the apartment while living there
- possibility to rent out and thus refinance the new building
Since I thought a prefab house would be built quickly, I have been looking around wildly among prefab providers. Hanse Haus said last week that the whole process (from contract signing to moving in) for turnkey completion is around 16-18 months. From the foundation slab construction, another 6 months. Therefore, I am also looking into modular homes. The idea that the house can be ready to move into within days (or weeks) is definitely appealing. However, these are mostly small companies, and the interiors never look as nice in their photos as the marketing pictures of the prefab houses.
What we need, worth mentioning for our single-family home, is:
- 3 children’s rooms
- 2 bathrooms (one large and one small)
- 1 (small) office
- foundation slab (I would use the existing basement of the old building)
- open kitchen
- heating system like Viessmann’s “invincible” or something comparable that does not require a technical room. I like the idea in theory. If it only has disadvantages, please let me know. I have no experience and only think the theory is great.
Otherwise, it should simply be a nice, bright, and airy little house that doesn’t look “cheap.” Apparently, some providers offer houses that look like that. I hope for your help here.
Requirements of the development plan are:
- gable roof (possibly a hipped roof, but whether that fits aesthetically…)
- plot ratio 1: 0.6
- plot ratio 2 (with areas): 0.8
- number of floors: 1.2
The plot size is 515 sqm (5545 sq ft). Attached is the plot plan with the old building and the colored plan for the new house.
The size results from the setback requirements.
If I keep the garage and build onto it, just like on the existing house, I have 8.5 x 8.5 m (28 x 28 ft). That’s not a lot, of course. But I have room for 2 full floors plus attic.
Alternatively, I could demolish the garage (which is of course a cost factor), which would give us 2.5 m (8 ft) more in width. So without the garage: 11 x 8.5 m (36 x 28 ft).
I have penciled this in on the plan without the garage.
Since the old building basically dates back to 1939, there is no clear parking space regulation for an extension. Today we had an appointment at the planning office, and I will get feedback in the next few days whether I need more than four parking spaces. If not, the existing driveway and the front garden are sufficient.
At first, I didn’t think much about the floor plan. I figured I would leave that to the professionals before I make any nonsense. After talking to prefab house manufacturers, I’m already limited in space anyway, so I can’t have many demands here. I think… 🙂
We have already visited show houses of
- Schwörerhaus, for Flying Spaces and prefab houses. They said we should “decide what we want and then get back.”
- Allkauf Haus (planning in progress, offer pending. Will be between 350k - 400k)
- Hanse Haus (planning in progress, will get back with a quote)
- Received a phone offer from Regnauer over 380k plus foundation slab, plus 15k for finishes, and plus earthworks.
I still want to check out prefab houses from
- Okal Haus (I really like the Hessdorf show house because of the porch with balcony)
- Fingerhut Haus (very pleasant gentleman)
- Luxhaus
Otherwise, I have price lists from Danwood. There are sometimes not so positive comments online. But that might be the case with many providers. Contact and prices are definitely friendly.
My questions:
- What do you think about the mentioned prefab house providers? Are some known for higher or lower quality? We would like a wooden house. They are said to have a better indoor climate, currently be cheaper due to wood prices, and supposedly faster to build. Although I don’t know if that still applies when Hanse Haus tells me 16-18 months. I’ve heard some good things about Regnauer, but only from a friend of a colleague…
- Would you recommend a prefab house for a wooden house, or does it make more sense financially and practically to have it built by local trades? I have contacted a local carpentry and planning office and am still waiting for an offer.
- What do you think of the floor plan? Do you have ideas on how you would nicely realize it? I’m thankful for any tips.
Attached are the
- floor plan: green is the garden, black is the old building, and blue is the floor plan for the new house.
- view from the north of the old building, where the new house is planned
- view from the house towards the garden (north).
I hope it comes across that I have studied this in depth. However, I’m still unsure about many points if no professional gives me feedback. I have no expertise and don’t want to miss anything.
Thanks in advance for reading and for your help!
Good luck
Bendes
hanghaus2023 schrieb:
The authority's statement is worthless. Your building application should demonstrate compliance with the floor area ratio. Also, the required number of parking spaces must be met.I've already heard that their statement doesn't carry much weight. But it has to be included in the building plan anyway.hanghaus2023 schrieb:
That's 100 m² (1,076 sq ft) of living space. For five words: Child 3 and the office are missing.
ypg schrieb:
That wasn’t clear from what you wrote: You only mentioned 3 children’s rooms, kitchen, 2 bathrooms, and an office, but not living and bedrooms (hence my question and confusion).
You don’t even want to include a technical room… so the new house won’t really function independently. You’re right. I deliberately didn’t mention those because I thought it would be obvious when I said single-family house. But I’ve learned that I expressed myself poorly. Sorry about that!
One reason we’re meeting with several prefab house suppliers is, for example, the floor plan.
Of course, I assumed there would be a utility room and technical room, as well as a kitchen and living area.
But that was my mistake! Mea culpa!
ypg schrieb:
What did you mean by that? I mean we see it as an advantage that renting out generates income regularly. Therefore refinancing. Obviously minimal, but still more than if I didn’t rent. That’s the way we think about it.
ypg schrieb:
The problem, apparent from your plan, is that you mix many things. While an extension belongs to the existing dwelling, you want to build an independent house. Strictly speaking, that would require splitting the property, possibly dividing it legally. Storage space and technical facilities belong to a house. Connections are made to the house. Of course, you can still privately use the basement of your old house, but economically that creates a dependency. Simply using existing technical installations from the old building and later demolishing it is not feasible. A new building must comply with the new Renewable Energy Act requirements. Also, a house should function later if separated (sold, rented, whether old or new). Apart from using the basement, the concept was completely independent. Naturally with its own technical installations and separate connections to the street. I don’t want to connect anything there (except the shared wall with the extension).
ypg schrieb:
I assume the 8.5 x 8.5 (meters) comes from calculations related to the floor area ratio?
At 8.5 x 8.5 meters (28 x 28 feet approx.), you get roughly 55-60 square meters (600-650 square feet) of living space per floor. Have you calculated the space needed if you’re not planning a three-story tower? It’s not that you need 50 square meters (540 square feet) of open-plan space, but four bedrooms at 12 square meters (130 square feet) each, combined small bathtub and shower bathrooms at 12 square meters, utility room at 8 square meters, storage at 2 square meters, office at 8 square meters, and hallways including stairs at 20 square meters leaves about 22 square meters for kitchen, dining, and living area. Actually, I would like to build a three-story tower. :-) Whether that’s possible, I don’t know.
So far, I’m planning on 2.5 stories, like the current house — two full floors plus attic.
Up to now, we’ve considered that feasible (and of course it was also offered that way).
ypg schrieb:
That sounds ideal: the space fits three children’s rooms perfectly. It’s the most logical, ecological, and economical choice, especially considering subsidies, and ultimately the most straightforward to finish the rooms upstairs for the children—maybe even moving into a temporary holiday rental for half a year to do renovations properly.
Honestly, I wouldn’t want such cramped living space even for two people, and a garden is more than just a 3-meter (10-foot) strip by definition.
I think you currently face too many disadvantages from the old property and are too fixated on the idea of a new build. You should be able to foresee the consequences.
Therefore, I advise against subdividing a nice residential plot. That makes me think and those are very good suggestions!! Thanks for that!
But moving out for half a year is not that easy.
ypg schrieb:
No, what do you mean? That they want something once they’ve set their mind to it.
@hanghaus2023
Thanks for the floor plan. Two areas would be tight, but we still have the attic.
ypg schrieb:
For 5 words: Child 3 and the office are missing. Yes, but we still have the attic.
Ben_des schrieb:
I think we see it as an advantage that rental income regularly brings in money. That’s why refinancing. Of course, only minimally, but still more than if I didn’t rent out. That’s the idea. So, you mean your old apartment in the house?
What kind of rent are we talking about?
Ben_des schrieb:
I would like to build a three-story tower. 🙂 Ah, okay.
I don’t know anyone who wants three staircases in their home. People in terraced or semi-detached houses often take this as an entry-level property and later look for something with fewer stairs. Or it’s the downside of an affordable home.
Let’s just take the required 160 sqm (including a third hallway and a third staircase) and estimate €3,000 without significant built-in equipment (except painting and flooring): €480,000 plus additional construction costs and connection fees. With an existing house, you will probably get the financing for this amount. But is it really worth it?
W
WilderSueden15 Nov 2023 13:11Ben_des schrieb:
I think we see it as an advantage that renting out the property regularly brings in money. Therefore refinancing. Of course only a minimal amount, but still more than if I didn’t rent it out. That’s the way I’m thinking about it.Try to detach yourself from the idea that renting will magically fill your pocket with money. As a landlord, you are also responsible for maintaining the property, and in the coming years, for energy-related renovations as well. That costs a lot of money and will reduce your rental income. In addition, your new build will affect the living quality of the existing building. Adding a house next to a semi-detached house makes everything very tight and close together. I wouldn’t want to live like that.Make sure to carefully calculate the actual cost of any renovation. Terminating a tenant’s lease due to your own use is acceptable—you don’t need to compromise on that. Then calculate what an extension would really cost—not just catalogue prices, but real prices including any on-site work.
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