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:
A question about your design: Wouldn’t the long sloping ceilings on the sleeping floor cause problems and reduce usable space? (Assuming the ridge runs parallel to the street) Sorry, but I don’t have the development plan for your building area nor do I know the neighboring buildings. Therefore, I don’t know what is permitted. If you are allowed to build a full floor on each level, you won’t lose any space.
You quickly get into the details with such a design and need all the information:
https://www.hausbau-forum.de/threads/grundrissplanung-unbedingt-vor-Beitrag-Erstellung-lesen.11714/
11ant schrieb:
There’s a rumor that several users here on the forum can read zoning plansFor our area, where the plot is located, there is no formal zoning plan. So we need to fit in with the surrounding buildings. Unfortunately, as a layperson, you can’t really tell what exactly that means or what restrictions might apply.kaho674 schrieb:
Sorry, but I don’t have the zoning plan for your development area nor do I know the neighboring buildings.Of course, I don’t expect you to. I assume we aren’t allowed to build two full stories, but only one or one and a half. None of the neighboring houses have two full stories. Let’s say all the surrounding houses have pitched roofs with about a 45° pitch. Would you then fit in by choosing a roof pitch of, say, 28°? We can only get an answer to that from the building authority through the building permit / planning permission process, and otherwise an architect would have to tell us. This will probably remain an open question until detailed planning with a provider.mwinkelm schrieb:
Let’s say all the surrounding houses have gable roofs with a pitch of about 45°. Would choosing a roof pitch of, say, 28° be considered in keeping with the neighborhood? .. We can only find out from the building authority through the building permit / planning permission application process, otherwise an architect would have to advise us. It will probably remain an open question until detailed planning with a builder.Well, how strict your local council is, only someone on site can tell. Some are fine as long as you build a gable roof and it’s not taller than the others. Others require it to remain single-story. Some even specify the roof color. Many things are possible.kaho674 schrieb:
There are many possibilities.Exactly, and without this information, further planning is rather difficult. Maybe we should just contact local architects to see if they would perform such an assessment for a fee.mwinkelm schrieb:
what exactly that is supposed to mean... you can’t really say, because the neighboring houses are not exactly the same either. The requirements for integration are clearly defined in the law as follows:- Type of land use (residential area... industrial zone)
- Degree of land use (utilization of the plot based on site coverage ratio and floor area ratio, eaves and ridge heights, number of storeys)
- Building method (detached, semi-detached, or different)
- Plot area to be built on (actual building boundaries / lines)
What is less precise, however, is the determination of the relevant parameters based on the neighboring buildings.
kaho674 schrieb:
gable roof... is not subject to the integration requirementkaho674 schrieb:
not taller than the others... falls under the degree of land use and is a crucial criterion, more important than the number of storeyskaho674 schrieb:
mandatory single-storey... also falls under the degree of land use but should be considered from an urban planning perspective. It’s not about exact calculation according to the state building code, but rather about the visual impact.kaho674 schrieb:
roof color... is not subject to the integration requirementkaho674 schrieb:
Many things are possible there.It’s actually not that much after all.mwinkelm schrieb:
without this information, further planning is rather difficult.What exactly do you want to do differently than the neighbors?mwinkelm schrieb:
Not having a garage would definitely be good for our budget.Hello
Skipping a garage? For me, that’s a no-go!
Maybe integrate a garage into the basement. Make the house a bit wider for that.
Steven
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