ᐅ Insulation of a Detached Semi-Detached House – Experiences?
Created on: 8 Jul 2018 20:59
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MoeTavern
Hello everyone,
I am interested in purchasing a currently detached house that is planned as a semi-detached property. The shell construction is already in place. My concern is the insulation of the house wall facing the yet-to-be-built neighboring house, given that it is completely uncertain whether the second semi-detached unit will ever be built.
The developer plans to insulate and plaster the wall in question with the soundproofing insulation typically used between two semi-detached houses, which is part of the house’s KfW55 energy efficiency rating. However, this insulation is only 6cm (2.4 inches) thick. The insulation on all other walls is 16cm (6.3 inches) thick. I am not a professional, but I assume that in this way I would have significantly poorer insulation, and in my understanding, the house would no longer comply with KfW55 standards. Using 16cm (6.3 inches) insulation here would lead to building violations. The neighbor had originally agreed to sell the land for the second unit to the developer but later withdrew, as they did not want to reduce their garden so much.
I am now uncertain because a) I don’t know what I should negotiate regarding the insulation, and b) I have no certainty whether a house—and if so, what type and quality—will ever be built directly next to my potential home.
I would appreciate any advice. I am happy to provide more information if needed.
Best regards,
Moe
I am interested in purchasing a currently detached house that is planned as a semi-detached property. The shell construction is already in place. My concern is the insulation of the house wall facing the yet-to-be-built neighboring house, given that it is completely uncertain whether the second semi-detached unit will ever be built.
The developer plans to insulate and plaster the wall in question with the soundproofing insulation typically used between two semi-detached houses, which is part of the house’s KfW55 energy efficiency rating. However, this insulation is only 6cm (2.4 inches) thick. The insulation on all other walls is 16cm (6.3 inches) thick. I am not a professional, but I assume that in this way I would have significantly poorer insulation, and in my understanding, the house would no longer comply with KfW55 standards. Using 16cm (6.3 inches) insulation here would lead to building violations. The neighbor had originally agreed to sell the land for the second unit to the developer but later withdrew, as they did not want to reduce their garden so much.
I am now uncertain because a) I don’t know what I should negotiate regarding the insulation, and b) I have no certainty whether a house—and if so, what type and quality—will ever be built directly next to my potential home.
I would appreciate any advice. I am happy to provide more information if needed.
Best regards,
Moe
With an additional 1 meter (3 feet), you will create difficulties for yourself. Then building the second semi-detached house will no longer be possible due to the boundary location – in the worst case, the setback regulations will apply. This means you will again need an easement from the neighbor (boundary distance less than 3 meters (10 feet)).
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Caspar20209 Jul 2018 10:08MoeTavern schrieb:
Now I'm insulating with 16cm (6.3 inches)As mentioned; this might not even be necessary. Actually, the KfW standard must be met even without having a second semi-detached house next to it.
Who brought up this issue? You, or the developer?
You don’t need to do anything.
6cm (2.4 inches) of insulation, plaster it, done.
If the investor says it will be KfW55, they probably have an energy consultant who calculated it that way.
Whether there are 6 or 16cm (6.3 inches) on the wall, you won’t notice any difference.
Why does it even need to be KfW55? Is funding dependent on that? If not, it doesn’t really matter.
Be glad you paid for a semi-detached plot and basically got a single-family house plot (with a small restriction).
6cm (2.4 inches) of insulation, plaster it, done.
If the investor says it will be KfW55, they probably have an energy consultant who calculated it that way.
Whether there are 6 or 16cm (6.3 inches) on the wall, you won’t notice any difference.
Why does it even need to be KfW55? Is funding dependent on that? If not, it doesn’t really matter.
Be glad you paid for a semi-detached plot and basically got a single-family house plot (with a small restriction).
MoeTavern schrieb:
I don’t think they’re necessarily looking for a “fool.” The builder or investor simply made the mistake of starting construction on the first half of the plot without a binding agreement from the neighbor for the second half. The building permits for both halves need to be considered separately. Okay, I’ll correct myself: he was the fool, and now he’s looking for a second fool.
MoeTavern schrieb:
For buyers like me, there’s now a chance for a nice detached house. This could turn out well if you follow this advice...
Musketier schrieb:
How about buying an additional 3m (10 feet)? That way you really have a detached house and could also add windows to the wall if needed. ...with a slight modification: take a bit more, for example to allow for insulation and a more comfortable parking spot, say three and a half meters (about 11.5 feet).
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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MoeTavern9 Jul 2018 13:4611ant schrieb:
... with the slight adjustment, take a little more, for example due to insulation and a somewhat more comfortable parking space, let’s say three and a half.I will try to negotiate that. However, I assume the owner does not want to sell.
I think my best chance is to negotiate a right of first refusal with the owner. There is even the option of a registered right of first refusal, where the priority to purchase is recorded in the land register.
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