Hello dear home builders and construction experts,
I am new here and feel like I am still in the early research phase on the topic of building a house. You can find answers to many questions online, but often not specific enough for your own situation. That’s why I would like to use this forum to possibly get some input that can help me with my questions.
The framework conditions
There is a developed (currently unoccupied) family property intended for a new build. The property will be transferred to my wife and her sister-in-law in the coming weeks. The existing building from the 1930s cannot be renovated for less than 75% of the cost of a new build. In addition, the size, layout, and location on the plot are not suitable for a possible conversion into a kind of semi-detached house. Currently, we are planning to demolish the house and build either a semi-detached house or two semi-detached halves on the plot(s). To do this, the plot will be divided into two equal parts. This leads to my first question...
Questions
Markus
I am new here and feel like I am still in the early research phase on the topic of building a house. You can find answers to many questions online, but often not specific enough for your own situation. That’s why I would like to use this forum to possibly get some input that can help me with my questions.
The framework conditions
There is a developed (currently unoccupied) family property intended for a new build. The property will be transferred to my wife and her sister-in-law in the coming weeks. The existing building from the 1930s cannot be renovated for less than 75% of the cost of a new build. In addition, the size, layout, and location on the plot are not suitable for a possible conversion into a kind of semi-detached house. Currently, we are planning to demolish the house and build either a semi-detached house or two semi-detached halves on the plot(s). To do this, the plot will be divided into two equal parts. This leads to my first question...
Questions
- We currently prefer a physical division of the plot (rather than a fractional division) to have a clear separation and avoid dependencies, so to speak no “agreement obligation” regarding the house. This can already be complicated with an even number of parties involved. (We are thinking ahead here, in case one half needs to be sold.) At the moment, there is only one utility connection. If the plot is physically divided and two semi-detached halves are built, would it then be necessary to provide additional connections to sewage, water supply, electrical distribution, telephone, etc.? (I have read that it might be possible to manage with just one connection by arranging an easement, but this could have disadvantages for the servient party.)
- Has anyone here had a similar case or something related with the same questions?
- Is our preference for a physical division well justified, or are the disadvantages of a fractional division not that significant?
- We have already received a few offers for the house (so far only from prefab house suppliers—solid construction, project developers, etc. will follow). It has turned out that building a semi-detached house can be somewhat cheaper than building two separate halves. In this case, residential property ownership would be established. Would it then actually be better to divide the plot fractionally, since a homeowners’ association would be formed? (Regardless of the fact that this is currently not our preferred option.)
Markus
mwinkelm schrieb:
It has been shown that building a duplex can be somewhat more cost-effective than building two separate units. What do you mean by that? — The house itself doesn’t recognize whether there is a property boundary between its two halves. So, structurally, the difference would at best be between a party wall and two “exterior walls” (that is, a single or a double separating wall), and whether both units are fully equipped or if one of them essentially has a utility room in a “slave mode.”
It would be best if you could also share a cadastral map of the property so that the divisibility can be visually understood. Would both units have direct access to the street?
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mwinkelm schrieb:
If the plot is physically divided and two semi-detached houses are built, is it then necessary to create separate connections for sewage, water supply, electricity distribution, telephone, etc.? This has to be considered separately for each point.
Sewage connection: Each municipality regulates this individually in its local ordinance. In our case, every property must generally have its own connection. However, multiple properties can share a connection line upon application. One requirement for this is registration in the land registry.
Water: §43 Building Code NRW
(2) Every dwelling must have its own water meter. This does not apply in case of a change of use if meeting the requirement in sentence 1 would involve disproportionate additional effort.
The technical implementation must then be coordinated with the utility company.
For electricity and telephone, in my opinion, there is no obligation to have separate connections. If the neighbor agrees, you can use their router, as well as their electrical connection.
mwinkelm schrieb:
(however, with disadvantages for the burdened party) Financial compensation can offset the disadvantage. However, I question the purpose of physical division if you end up dependent on each other for such fundamental aspects anyway.
mwinkelm schrieb:
Is our preference for physical division well justified, or are the disadvantages of undivided ownership not that significant? I also prefer physical division, because it means one more contract to manage.
Joking aside: It is a personal balance of costs and benefits. I know condominium owners who report no problems and others whose owners’ meetings are constantly confrontational.
If there are no legal objections, I recommend physical division since maximum independence generally means less potential for conflict.
mwinkelm schrieb:
It has been shown that building a duplex can be somewhat cheaper than constructing two separate halves. Perhaps the manufacturer also offers a discount for having only one contractual partner and therefore receiving change requests from a single source. Is the lower price still valid if both halves are not exactly mirrored but instead reflect individual preferences?
If you want a duplex with different halves (size, floor plan) that externally appears as a single unit, you are probably better off with a masonry construction general contractor and an architect for the planning, rather than a prefab home manufacturer.
Since even an ideal partition requires a declaration of division notarized by a notary, the additional effort for an actual subdivision is not that large—mainly the surveying costs.
Pinky0301 schrieb:
that some things can be more cost-effective in a semi-detached house if shared. Heating comes to mind immediately.A few years ago, I would have agreed, since the efficiency of modern technology increasingly questions the need for small-scale systems serving just one dwelling unit. But today, the variety of available technologies also plays a role. I wonder if the wives of Cain and Abel always have the same preferences?https://www.instagram.com/11antgmxde/
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