Hello everyone,
We have acquired a plot of land in a new residential development. The house is planned to be around 140–160 sqm (1500–1700 sq ft) in size. It will be built as a solid structure.
Currently, this is our idea (I’m open and grateful for any feedback).
Our plan is to include a granny flat because rental income is always a plus, especially when repaying a nearly lifelong mortgage. Additionally, we qualify for more KfW funding, and my mother will likely move in with us in about 10 years.
Our plot is 515 sqm (0.13 acres), flat, and about 20.93 meters (69 ft) wide from the street side, so not very large. We want to build without a basement. The intention is to have the granny flat above the garage.
Now to the main question:
My idea is to partially basement the garage because we need and want some extra storage space. According to KfW requirements, the granny flat also needs to meet KfW 40 energy standards.
Is it possible to insulate the granny flat to achieve KfW 40?
If yes, do you have a rough cost estimate?
What do you think about this idea?
Thanks and best regards
We have acquired a plot of land in a new residential development. The house is planned to be around 140–160 sqm (1500–1700 sq ft) in size. It will be built as a solid structure.
Currently, this is our idea (I’m open and grateful for any feedback).
Our plan is to include a granny flat because rental income is always a plus, especially when repaying a nearly lifelong mortgage. Additionally, we qualify for more KfW funding, and my mother will likely move in with us in about 10 years.
Our plot is 515 sqm (0.13 acres), flat, and about 20.93 meters (69 ft) wide from the street side, so not very large. We want to build without a basement. The intention is to have the granny flat above the garage.
Now to the main question:
My idea is to partially basement the garage because we need and want some extra storage space. According to KfW requirements, the granny flat also needs to meet KfW 40 energy standards.
Is it possible to insulate the granny flat to achieve KfW 40?
If yes, do you have a rough cost estimate?
What do you think about this idea?
Thanks and best regards
Aside from the fact that a small basement doesn’t make any sense and the garage with an additional roof structure would require completely different conditions (structural engineering), the garage would first need to be moved onto the property, since living space in the setback area (building setback) is not allowed.
Where exactly would the house fit then?
A garage is usually 18 sqm (194 sq ft), a double garage 36 sqm (388 sq ft). I consider 36 sqm (388 sq ft) already quite tight for a parent. How is access supposed to be arranged?
I assume that if you already think there is a free secondary apartment, you are not aware that you are actually talking about comparably significant additional costs here. 150 sqm (1,615 sq ft) costs about 450,000€.
A 50 sqm (538 sq ft) secondary apartment is priced between 120,000€ and 150,000€, a stable double garage starts at 30,000€, and a small basement costs 35,000€ plus earthworks.
PatMac88 schrieb:
Our plot is 515 sqm (5,544 sq ft), is flat, and has a street frontage of 20.93 meters (68.6 feet), so it’s not very large.
Where exactly would the house fit then?
A garage is usually 18 sqm (194 sq ft), a double garage 36 sqm (388 sq ft). I consider 36 sqm (388 sq ft) already quite tight for a parent. How is access supposed to be arranged?
I assume that if you already think there is a free secondary apartment, you are not aware that you are actually talking about comparably significant additional costs here. 150 sqm (1,615 sq ft) costs about 450,000€.
A 50 sqm (538 sq ft) secondary apartment is priced between 120,000€ and 150,000€, a stable double garage starts at 30,000€, and a small basement costs 35,000€ plus earthworks.
Good morning YPG,
that’s why I reached out to you. How would you approach the granny flat?
We would like to include the rent and the additional loan from the KfW.
Our main goal is more storage space.
We have also considered adding an extra floor.
The costs were calculated similarly to what you listed above, around 550,000 euros (about 590,000 USD) plus a contingency. I understand that a granny flat doesn’t come for free. We are doing a lot of the work ourselves since we have a very large family. One brother-in-law is an electrician, the other is a roofer.
Thanks in advance for your reply.
that’s why I reached out to you. How would you approach the granny flat?
We would like to include the rent and the additional loan from the KfW.
Our main goal is more storage space.
We have also considered adding an extra floor.
The costs were calculated similarly to what you listed above, around 550,000 euros (about 590,000 USD) plus a contingency. I understand that a granny flat doesn’t come for free. We are doing a lot of the work ourselves since we have a very large family. One brother-in-law is an electrician, the other is a roofer.
Thanks in advance for your reply.
N
nordanney26 Jul 2024 08:25PatMac88 schrieb:
We would like to take advantage of the rent and the additional KfW loan. The rent and the loan usually don’t really cover the extra costs – with the downside that you always have a stranger living in the single-family house.
PatMac88 schrieb:
Is it possible to insulate the granny flat to achieve KfW 40 standards? Yes.
PatMac88 schrieb:
If yes, do you have a rough cost estimate? Just for the insulation? Or for everything?
PatMac88 schrieb:
We mainly want more storage space. Unfinished attic.
Only for the insulation? Or for everything?
For everything
Unfinished attic.
Thanks for that
You’re right about the strangers. The long-term plan is to move my mother in.
At first, we thought about building a double garage with about 50sqm (540sq ft).
I just noticed that the KfW loan almost doubled.
If we build without KfW funding, we can skip the KfW 40 standard, right?
Is there still a way to save money like that?
For everything
Unfinished attic.
Thanks for that
You’re right about the strangers. The long-term plan is to move my mother in.
At first, we thought about building a double garage with about 50sqm (540sq ft).
I just noticed that the KfW loan almost doubled.
If we build without KfW funding, we can skip the KfW 40 standard, right?
Is there still a way to save money like that?
N
nordanney26 Jul 2024 08:58PatMac88 schrieb:
If we build without KfW subsidies, we can skip the KfW 40 standard, right?Yes, then you’re building "only" to KfW 55 and save the extra costs. The difference in energy consumption is negligible.PatMac88 schrieb:
Only for the insulation? Or everything?
For everything420–480k just for the house itself with 140–160 m² (1500–1700 sq ft)50k additional construction costs (rough estimate)
50k (+X) for the garage
150k for a 50 m² (540 sq ft) granny flat
Total: 670k excluding driveway, terrace, landscaping
minus own labor
PatMac88 schrieb:
The long-term idea is for my mother to move in.Until then, you’ll have strangers in the house—at best on the garage—and in the afternoons, your garden might look like the Muppet Show when Waldorf and Statler sit comfortably watching the chaos outside. Charming. Does your mother already know she’s expected to move in long-term, or does she actually want to? (Often, it’s just the children’s idea to justify the granny flat.)
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