Hello house building forum!
- 860m2 (9,254 sq ft) plot, 13m (43 ft) wide x 66m (217 ft) long
- 1 existing house built around 1930, approximately 85m2 (915 sq ft) living area
- 1 existing house built around 1950, approximately 82m2 (883 sq ft) living area
Both buildings are connected, each partially basemented, in Jura house style.
Both houses are currently heated with wood and old oil stoves.
The basements already show some signs of mold due to poor ventilation and no heating.
Neither house has been well maintained; apart from some insulation added 10 years ago and new windows, nothing significant has been done for a long time.
Building regulations from the city: pitched roof, no knee wall, 3m (10 ft) setback on the left and right boundaries, 5m (16 ft) at the front (visibility triangle from the street).
My question is, in your general opinion, is it still worthwhile to renovate such houses, or is it better to plan for demolition and a new build right away?
- 860m2 (9,254 sq ft) plot, 13m (43 ft) wide x 66m (217 ft) long
- 1 existing house built around 1930, approximately 85m2 (915 sq ft) living area
- 1 existing house built around 1950, approximately 82m2 (883 sq ft) living area
Both buildings are connected, each partially basemented, in Jura house style.
Both houses are currently heated with wood and old oil stoves.
The basements already show some signs of mold due to poor ventilation and no heating.
Neither house has been well maintained; apart from some insulation added 10 years ago and new windows, nothing significant has been done for a long time.
Building regulations from the city: pitched roof, no knee wall, 3m (10 ft) setback on the left and right boundaries, 5m (16 ft) at the front (visibility triangle from the street).
My question is, in your general opinion, is it still worthwhile to renovate such houses, or is it better to plan for demolition and a new build right away?
buonappetito schrieb:
My question is, in your general opinion, is it still worthwhile to renovate such houses, or would it be better to plan for demolition and a new build right away?Remote assessments are difficult to make.
It is best to have an expert inspect the condition of the buildings.
Whether and how to rebuild can then be planned by an architect based on the building permit / planning permission.
B
buonappetito2 Jan 2017 08:42Here are two more pictures from the newer basement of the existing building.
It’s clear that a remote assessment is only a speculation. However, it is quite rare to find so many people knowledgeable about real estate. And if you are already throwing your hands up in despair, I have a plan of action 🙂
It’s clear that a remote assessment is only a speculation. However, it is quite rare to find so many people knowledgeable about real estate. And if you are already throwing your hands up in despair, I have a plan of action 🙂
Even if the photos are sharp and taken with a scale, they do not provide a reliable basis for assessing the condition of the structure. Real damage or its extent is usually not obvious.
Invest some money and have a professional take a look before you end up regretting your decision—whether it’s purchasing a fixer-upper or missing out on a bargain.
Invest some money and have a professional take a look before you end up regretting your decision—whether it’s purchasing a fixer-upper or missing out on a bargain.
The question I have is: do you want to keep the existing building? Are you attached to it? Are there emotional ties involved (I’m not assuming any historic preservation restrictions)? Or do you simply want to obtain living space as cost-effectively as possible?
Do you plan to move in yourself or rent it out?
If renting, I would do a strict cost calculation: how much do I have to invest for each option, and how much can I get back with each option?
If you plan to live there yourself: what matters most to you? The lowest possible cost, or do you have clear ideas about your future home?
Personally, I would aim for a new build for myself, and with a width of 10m (33 feet) and plenty of space in length, you have great possibilities for a nice house; that allows for a lot. Being 5m (16 feet) away from the street wouldn’t bother me either; potentially, you could build one or two garages in that area.
For rental purposes, as mentioned above, I would weigh the options carefully. However, it’s important to consider that an old house is a “mystery box.” You won’t avoid a full renovation—drying out the basement, for example—and during such a renovation, problems often arise that couldn’t be anticipated beforehand. This can even happen with experts involved. WITHOUT a specialist, I wouldn’t make any decisions at all, because it’s not just about the basement here. Obviously, a complete heating system will need to be installed, probably all plumbing will have to be redone, and in the process, the electrical system will also need to be updated to the latest standards. Energy efficiency must be considered, so it might be necessary to insulate the entire building, etc. Room layout and expectations today are completely different than when both houses were originally built. So, adjustments to the rooms will likely be needed.
Therefore: first consult with a specialist to determine whether a renovation even makes sense given the current building condition. No one here can provide that assessment. Even a building expert active in this forum couldn’t do this based on just a few pictures. That would be highly unprofessional.
If you are already leaning toward a new build, you can skip this step and simply demolish the buildings right away.
I don’t know the total footprint of the two combined houses, but my parents’ house (built in 1973) is about 140sqm (1,500 sq ft) and unfortunately has a damp basement. Initial inquiries about the cost of drying out the basement came in with a rough estimate of €80,000. And that basement doesn’t look nearly as bad as the two houses in the pictures above, and there is no mold. Just to give you a rough idea of scale.
So: such a renovation is never cheap. It really has to pay off in the end if you want to keep the house.
If there are also emotional reasons for preservation, one may be more willing to invest in a renovation.
But only you can decide that.
Either way: I wouldn’t start without a specialist...
Do you plan to move in yourself or rent it out?
If renting, I would do a strict cost calculation: how much do I have to invest for each option, and how much can I get back with each option?
If you plan to live there yourself: what matters most to you? The lowest possible cost, or do you have clear ideas about your future home?
Personally, I would aim for a new build for myself, and with a width of 10m (33 feet) and plenty of space in length, you have great possibilities for a nice house; that allows for a lot. Being 5m (16 feet) away from the street wouldn’t bother me either; potentially, you could build one or two garages in that area.
For rental purposes, as mentioned above, I would weigh the options carefully. However, it’s important to consider that an old house is a “mystery box.” You won’t avoid a full renovation—drying out the basement, for example—and during such a renovation, problems often arise that couldn’t be anticipated beforehand. This can even happen with experts involved. WITHOUT a specialist, I wouldn’t make any decisions at all, because it’s not just about the basement here. Obviously, a complete heating system will need to be installed, probably all plumbing will have to be redone, and in the process, the electrical system will also need to be updated to the latest standards. Energy efficiency must be considered, so it might be necessary to insulate the entire building, etc. Room layout and expectations today are completely different than when both houses were originally built. So, adjustments to the rooms will likely be needed.
Therefore: first consult with a specialist to determine whether a renovation even makes sense given the current building condition. No one here can provide that assessment. Even a building expert active in this forum couldn’t do this based on just a few pictures. That would be highly unprofessional.
If you are already leaning toward a new build, you can skip this step and simply demolish the buildings right away.
I don’t know the total footprint of the two combined houses, but my parents’ house (built in 1973) is about 140sqm (1,500 sq ft) and unfortunately has a damp basement. Initial inquiries about the cost of drying out the basement came in with a rough estimate of €80,000. And that basement doesn’t look nearly as bad as the two houses in the pictures above, and there is no mold. Just to give you a rough idea of scale.
So: such a renovation is never cheap. It really has to pay off in the end if you want to keep the house.
If there are also emotional reasons for preservation, one may be more willing to invest in a renovation.
But only you can decide that.
Either way: I wouldn’t start without a specialist...
B
buonappetito2 Jan 2017 10:50Thanks for your input. I appreciate all of it.
The plot and the existing building have basically been in the family for generations. However, if it no longer makes economic sense to keep the property, I would of course aim for a new build. It should be affordable and straightforward, like a typical Jura-style house (similar to a "vollrath haus" found on Google); energy-efficient to KFW 55 standard and ideally with a basement, though I’m not sure if that fits within the planned budget.
I would love to pass both parts of the house on to my relatives to live in. That’s why my plans are otherwise quite limited. €80,000 (around $85,000) is already a substantial amount. In this case, it probably exceeds the scope, aside from the mentioned surprise element [Ü-Ei-Funktion].
The plot and the existing building have basically been in the family for generations. However, if it no longer makes economic sense to keep the property, I would of course aim for a new build. It should be affordable and straightforward, like a typical Jura-style house (similar to a "vollrath haus" found on Google); energy-efficient to KFW 55 standard and ideally with a basement, though I’m not sure if that fits within the planned budget.
I would love to pass both parts of the house on to my relatives to live in. That’s why my plans are otherwise quite limited. €80,000 (around $85,000) is already a substantial amount. In this case, it probably exceeds the scope, aside from the mentioned surprise element [Ü-Ei-Funktion].
Is the demolition price of 10,000 euros also including the gutting and disposal?
Our lowest offer is 60,000 euros including disposal, laboratory testing, gutting, road closure, and demolition. Volume is approximately 750 cubic meters.
If the demolition takes place in January or February
Our lowest offer is 60,000 euros including disposal, laboratory testing, gutting, road closure, and demolition. Volume is approximately 750 cubic meters.
If the demolition takes place in January or February
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