ᐅ New single-family house construction without a garage, self-performed work
Created on: 7 May 2019 14:05
S
StefMeister
Hello everyone,
I’m transitioning from a silent reader to an active participant. In the near future, probably within the next 2-3 months, my fiancée and I plan to start building a single-family home. Here are some background details about what we plan to build and some information about our finances.
About me and my fiancée:
Me:
Age: 24
Profession: Trained road construction foreman with a master craftsman certificate, currently working as a project manager in construction projects for electrical substations, building construction, and building refurbishment.
Her:
Age: 21
Profession: Tax clerk, currently studying to become a business lawyer, with plans to qualify as a tax advisor and later continue as a certified public accountant.
Finances:
Equity capital: Currently about €40,000 divided into €20,000 in mutual funds, €5,000 in ETFs, and €15,000 in bank savings
Net income: €4,700 per month
Savings per month: €2,800
Our net income is expected to increase to about €5,300 per month within the next 2-3 months due to promotions in both of our jobs. Financially, we are well-positioned since neither of us has reached the peak of our careers yet. There are no limits upwards, especially for her, as she is expected to make a significant leap once she completes her studies, likely within two years.
Building costs / financing:
Plot of land: €70,000, fully serviced (711m² (7640 sq ft), flat with a slope toward the road, see picture)
Construction costs (more details below): €300,000
Additional building-related costs: Will be paid entirely from equity
Connection costs: Approximately €8,000 (probably significantly less)
Loan amount: €400,000
Monthly payment supported by both of us: about €1,400 (based on a 25-year term as of four weeks ago, with additional repayments of 5-8% depending on the lender; I don’t remember the exact interest rate right now)
Background:
Our decision to build a house came very quickly for both of us. It might be hard to understand for many, but somehow this idea was always lingering subconsciously for both of us. I simply asked whether we should move in together since we already spend almost all day together apart from work, get along well, and never get bored or annoyed by each other. We are both very neat and tidy to the point that we sometimes keep everything too clean.
We compared the costs of renting an apartment and decided that building a house is a much better option for us. This fits our idea of home ownership much better than buying a condominium, which in our region either is poorly maintained or has way overpriced offers. This decision was not sudden and was communicated and agreed on with our families.
The house:
Once we had finally agreed to build our own house, I started ordering various catalogs and used a design program to incorporate all our ideas, which I then shared with my fiancée. We both fell in love with the design. Currently, only the staircase and the living room are being slightly reworked by the architect because our original plan was a bit too open, with a freestanding staircase and excessively large windows. After reviewing a similar house, we realized there was too much openness or visibility, which we wanted to reduce.
Our wish list includes a large, spacious kitchen with plenty of storage, an island, and a side-by-side refrigerator, since we both really enjoy cooking and spend a lot of time there. We wanted a large living room with a dining area but also a cozy retreat within the living room for relaxing, chatting, and reading – a kind of fireplace room.
We insisted on having a master bathroom on the upper floor prepared for a sauna, and our future children should each have their own bathrooms. This idea comes from our current living experience. We also want a guest bathroom with a shower on the ground floor because some relatives travel over 200 km (125 miles) to visit, and for convenience, having a toilet on the ground level is important.
Large windows facing the garden in the living room and the master bedroom on the upper floor are important as the sun shines into the garden from noon, giving beautiful natural light in both summer and winter.
Additionally, we need a home office big enough for both of us since we both work from home, and my employer actively supports telecommuting.
This was the basic concept, and once we agreed on that and our desired features, we started searching for land. We never expected to find something after two months, but by a stroke of luck, a plot became available right next to her parents’ house – perfectly suited for our home. Her father found out that the owners wanted to sell it, so we didn’t hesitate. Since I’m already well integrated into the village, moving my home base 5 km (3 miles) away was no issue.
Also, I’m a skilled craftsman and construction enthusiast. I did exactly what I love, and I really enjoy building and managing the challenges that come with it.
Now, the key details of the house:
- Approximately 180 m² (1937 sq ft) of living space
- 2 full stories
- No basement, but insulated floor slab (similar to Jakodur)
- No binding development plan
- Heating via district heating
- Underfloor heating in almost all rooms (both of us have dust allergies)
- Modern, minimalist urban villa style with simple black/gray tones without excessive decoration
- Facade with facing brick
- 3 bathrooms (one for the children, one for the parents, one guest bathroom with shower)
- Utility room for washing machine, storage, and building services with a tall corner window
- No garage
- Space and rooms prepared for two children
Still undecided:
- Whether to install a photovoltaic system for electricity generation on the roof
- Lighting with recessed spotlights in the roof overhang
As for the construction phase, the house will be built almost entirely by ourselves. The only contracted services will be the architectural work (the architect is a family friend and charges significantly less than usual) and probably the roof structure.
Why is this possible to build mainly by ourselves (which explains the cost of under €2,000 per m²)?
For earthworks, shell construction, interior finishing, heating and plumbing, and electrical work, we have master craftsmen in the family who have already promised to help and have been asked to contribute their labor. I will be building the shell with two masons, and about 20 friends have already agreed to help with the interior finishing. Additionally, we owe them a favor.
Moreover, we can save on materials since my father and brother work for a building material wholesaler.
The utilities connections will already be laid up to the property boundary during the current expansion, and because of my professional contacts to relevant authorities, this will be cheaper for us, although I am not allowed to carry out this work myself despite my qualifications.
For those who have read this far, I would appreciate both positive and negative feedback on the design (the most recent version will be shared after tomorrow’s architect meeting) and on our overall plans. I look forward to your responses, suggestions, and critiques.
I’m transitioning from a silent reader to an active participant. In the near future, probably within the next 2-3 months, my fiancée and I plan to start building a single-family home. Here are some background details about what we plan to build and some information about our finances.
About me and my fiancée:
Me:
Age: 24
Profession: Trained road construction foreman with a master craftsman certificate, currently working as a project manager in construction projects for electrical substations, building construction, and building refurbishment.
Her:
Age: 21
Profession: Tax clerk, currently studying to become a business lawyer, with plans to qualify as a tax advisor and later continue as a certified public accountant.
Finances:
Equity capital: Currently about €40,000 divided into €20,000 in mutual funds, €5,000 in ETFs, and €15,000 in bank savings
Net income: €4,700 per month
Savings per month: €2,800
Our net income is expected to increase to about €5,300 per month within the next 2-3 months due to promotions in both of our jobs. Financially, we are well-positioned since neither of us has reached the peak of our careers yet. There are no limits upwards, especially for her, as she is expected to make a significant leap once she completes her studies, likely within two years.
Building costs / financing:
Plot of land: €70,000, fully serviced (711m² (7640 sq ft), flat with a slope toward the road, see picture)
Construction costs (more details below): €300,000
Additional building-related costs: Will be paid entirely from equity
Connection costs: Approximately €8,000 (probably significantly less)
Loan amount: €400,000
Monthly payment supported by both of us: about €1,400 (based on a 25-year term as of four weeks ago, with additional repayments of 5-8% depending on the lender; I don’t remember the exact interest rate right now)
Background:
Our decision to build a house came very quickly for both of us. It might be hard to understand for many, but somehow this idea was always lingering subconsciously for both of us. I simply asked whether we should move in together since we already spend almost all day together apart from work, get along well, and never get bored or annoyed by each other. We are both very neat and tidy to the point that we sometimes keep everything too clean.
We compared the costs of renting an apartment and decided that building a house is a much better option for us. This fits our idea of home ownership much better than buying a condominium, which in our region either is poorly maintained or has way overpriced offers. This decision was not sudden and was communicated and agreed on with our families.
The house:
Once we had finally agreed to build our own house, I started ordering various catalogs and used a design program to incorporate all our ideas, which I then shared with my fiancée. We both fell in love with the design. Currently, only the staircase and the living room are being slightly reworked by the architect because our original plan was a bit too open, with a freestanding staircase and excessively large windows. After reviewing a similar house, we realized there was too much openness or visibility, which we wanted to reduce.
Our wish list includes a large, spacious kitchen with plenty of storage, an island, and a side-by-side refrigerator, since we both really enjoy cooking and spend a lot of time there. We wanted a large living room with a dining area but also a cozy retreat within the living room for relaxing, chatting, and reading – a kind of fireplace room.
We insisted on having a master bathroom on the upper floor prepared for a sauna, and our future children should each have their own bathrooms. This idea comes from our current living experience. We also want a guest bathroom with a shower on the ground floor because some relatives travel over 200 km (125 miles) to visit, and for convenience, having a toilet on the ground level is important.
Large windows facing the garden in the living room and the master bedroom on the upper floor are important as the sun shines into the garden from noon, giving beautiful natural light in both summer and winter.
Additionally, we need a home office big enough for both of us since we both work from home, and my employer actively supports telecommuting.
This was the basic concept, and once we agreed on that and our desired features, we started searching for land. We never expected to find something after two months, but by a stroke of luck, a plot became available right next to her parents’ house – perfectly suited for our home. Her father found out that the owners wanted to sell it, so we didn’t hesitate. Since I’m already well integrated into the village, moving my home base 5 km (3 miles) away was no issue.
Also, I’m a skilled craftsman and construction enthusiast. I did exactly what I love, and I really enjoy building and managing the challenges that come with it.
Now, the key details of the house:
- Approximately 180 m² (1937 sq ft) of living space
- 2 full stories
- No basement, but insulated floor slab (similar to Jakodur)
- No binding development plan
- Heating via district heating
- Underfloor heating in almost all rooms (both of us have dust allergies)
- Modern, minimalist urban villa style with simple black/gray tones without excessive decoration
- Facade with facing brick
- 3 bathrooms (one for the children, one for the parents, one guest bathroom with shower)
- Utility room for washing machine, storage, and building services with a tall corner window
- No garage
- Space and rooms prepared for two children
Still undecided:
- Whether to install a photovoltaic system for electricity generation on the roof
- Lighting with recessed spotlights in the roof overhang
As for the construction phase, the house will be built almost entirely by ourselves. The only contracted services will be the architectural work (the architect is a family friend and charges significantly less than usual) and probably the roof structure.
Why is this possible to build mainly by ourselves (which explains the cost of under €2,000 per m²)?
For earthworks, shell construction, interior finishing, heating and plumbing, and electrical work, we have master craftsmen in the family who have already promised to help and have been asked to contribute their labor. I will be building the shell with two masons, and about 20 friends have already agreed to help with the interior finishing. Additionally, we owe them a favor.
Moreover, we can save on materials since my father and brother work for a building material wholesaler.
The utilities connections will already be laid up to the property boundary during the current expansion, and because of my professional contacts to relevant authorities, this will be cheaper for us, although I am not allowed to carry out this work myself despite my qualifications.
For those who have read this far, I would appreciate both positive and negative feedback on the design (the most recent version will be shared after tomorrow’s architect meeting) and on our overall plans. I look forward to your responses, suggestions, and critiques.
S
StefMeister9 May 2019 11:31@haydee furniture will be installed soon, and there will be no bathtub. The fireplace room is still undecided; the question is whether the short wall on the exterior wall will be removed to create a more open space. I can only say more about that tomorrow.
@ares83 Unfortunately, this is not visible in the section shown, but the wall in the bedroom will be extended to separate the bedroom from the dressing room, and the bathroom area will be separated by a glass wall and door to avoid exactly that.
@ares83 Unfortunately, this is not visible in the section shown, but the wall in the bedroom will be extended to separate the bedroom from the dressing room, and the bathroom area will be separated by a glass wall and door to avoid exactly that.
It already looks quite different and is more manageable within the budget.
As mentioned before, the fireplace room is too small for many; the furniture simply won’t fit, and certainly not a person. We sit about 4 meters (13 feet) away from the fireplace, which is comfortable.
As mentioned before, the fireplace room is too small for many; the furniture simply won’t fit, and certainly not a person. We sit about 4 meters (13 feet) away from the fireplace, which is comfortable.
Should the kitchen/dining area be laid out as shown? Is the open space then intended as a dance floor? For the fireplace room, I would suggest removing the partitions to the living room. Otherwise, it will get extremely hot in there, and no furniture will really fit in the small space.
Your bathroom, dressing room, and bedroom will almost certainly become very frustrating very quickly. The layout is simply very impractical.
Your bathroom, dressing room, and bedroom will almost certainly become very frustrating very quickly. The layout is simply very impractical.
S
StefMeister9 May 2019 11:41@halmi I already mentioned above that a kitchen island will be included there. I’m currently revising the design myself. Also, why would our bedroom, bathroom, and dressing room cause issues? Without any explanation, that argument seems strange—just saying it annoys you when we want it that way too. Similarly, I don’t really see why it would be impractical. But I’m open to being convinced otherwise.
Sorry, but this has already been explained to you in detail over the last few pages. Do you go to the bathroom at night without any light and without flushing the toilet?
My wife had stomach flu the past few days, which started suddenly in the middle of the night. Imagine this happening to you. For example, I get up significantly earlier than everyone else in our household. I basically shower with the door open, the electric razor is running, I brush my teeth with an electric toothbrush, and the light stays on the entire time. In your case, the partner would get up at the same time anyway since they’re already awake. So the “dressing area” really offers no added value.
My wife had stomach flu the past few days, which started suddenly in the middle of the night. Imagine this happening to you. For example, I get up significantly earlier than everyone else in our household. I basically shower with the door open, the electric razor is running, I brush my teeth with an electric toothbrush, and the light stays on the entire time. In your case, the partner would get up at the same time anyway since they’re already awake. So the “dressing area” really offers no added value.
The sequence:
is often chosen but unnatural and disadvantageous.
If the surroundings are not considered when planning the floor plan, and instead of the residents’ needs only superficial wishes and ideals are used, the result will at best be accidentally acceptable. In the worst case, an expensive monument will be created to glorify one’s own ideals without benefiting from the extra effort or the environment.
You have planned your house in an imaginary location and orientation that does not exist. From midday, the sun might at best illuminate your garage, but certainly not the living spaces, and definitely not the garden behind the large windows. For most of the year, this garden will be in the shade, at least the first 5–7 meters (16–23 feet) from the house. The only sunlight reaching the house between October and April will pass through the smallest window in the chimney room—but only if the sun manages to clear the neighbor’s garage.
If the floor plan really should be like this, then fine, but that didn’t sound like the plan in the first post. I would redesign the house based on the existing plot and your needs (not wishes!), taking into account the orientation and surroundings. With your budget and many useful connections, a really great house can be created for a long and varied life. Individual wishes can certainly be incorporated, but in a way that doesn’t cause problems. Otherwise, it would be a waste of money.
StefMeister schrieb:
Once it was clear how it looks
StefMeister schrieb:
the sun shines nicely into the garden from midday onwards
StefMeister schrieb:
we started searching for a plot for the house
is often chosen but unnatural and disadvantageous.
If the surroundings are not considered when planning the floor plan, and instead of the residents’ needs only superficial wishes and ideals are used, the result will at best be accidentally acceptable. In the worst case, an expensive monument will be created to glorify one’s own ideals without benefiting from the extra effort or the environment.
You have planned your house in an imaginary location and orientation that does not exist. From midday, the sun might at best illuminate your garage, but certainly not the living spaces, and definitely not the garden behind the large windows. For most of the year, this garden will be in the shade, at least the first 5–7 meters (16–23 feet) from the house. The only sunlight reaching the house between October and April will pass through the smallest window in the chimney room—but only if the sun manages to clear the neighbor’s garage.
If the floor plan really should be like this, then fine, but that didn’t sound like the plan in the first post. I would redesign the house based on the existing plot and your needs (not wishes!), taking into account the orientation and surroundings. With your budget and many useful connections, a really great house can be created for a long and varied life. Individual wishes can certainly be incorporated, but in a way that doesn’t cause problems. Otherwise, it would be a waste of money.
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