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.
The time with young children can sometimes feel longer than with older ones.
Managing time with young children is more challenging than with older children.
If back pain prevents you from using the bathtub, you likely won't manage the stairs either.
Don't just think about the present.
Managing time with young children is more challenging than with older children.
If back pain prevents you from using the bathtub, you likely won't manage the stairs either.
Don't just think about the present.
For me, a bathtub is indispensable when you have children. I personally haven’t taken a bath for ages, that’s true... but only the kids! My five-year-old coughs at me if I suggest using the shower... Showering works once the kids can do it themselves, but I’m still waiting for my 10-year-old to reach that point.
There is plenty of space—could you design something so that a bathtub can be easily added later on? In case it ever becomes clear that having one would be nice to have?
There is plenty of space—could you design something so that a bathtub can be easily added later on? In case it ever becomes clear that having one would be nice to have?
Hmm... somewhat resistant to advice. The orientation might be fine in summer, but as a previous poster already mentioned, it stays quite dark for most of the day in winter. I also think the approach of designing a house first and then looking for a plot is fundamentally wrong. But well, you do whatever you think is right. In my opinion, it’s a house that is too big, with little practical use and a poor location on the property.
You can tell there’s a lack of experience—sorry for saying it like that.
I have always been interested in architecture, have always wanted to build a house, and have designed my dream home over and over again during countless dull meetings (and over the course of a career, there’s plenty of opportunity for various designs...). So I know the kind of development people go through. You’re still very much at the beginning. You still have dreams—and reality hasn’t quite caught up with you yet. And you can see that in this plan. It would probably look pretty impressive as a show home with that sprawling master suite—but in real life, please listen to the people with the life experience you’re missing (which is not bad, everyone here went through the same at your age).
I, and clearly not alone, get the impression here that all advice and tips simply fall on deaf ears.
You don’t want a bathtub—but you want kids. Listen to the parents who tell you that’s a contradiction.
A huge house—even if you can afford it, it could be smaller. You don’t have to, but if it’s bigger, then use the extra space sensibly instead of wasting square meters just because you have them.
The thing about cleaning products—that’s nonsense, insisting on keeping ALL cleaning products in just one place. We also have a cleaning supplies cabinet in the hallway, but honestly: I have cleaners I only need in the bathroom, and they stay there. I’m not going to carry that thing up and down the stairs every week! I’ll have toilet cleaner upstairs and downstairs—I’m not going to make life unnecessarily difficult for myself.
The thing about laundry—back to the wasted square meters: seriously, put a small utility room upstairs for the laundry! What a relief when your child has a midnight bout of diarrhea and soils themselves and the bedding. Good luck cleaning that screaming little mess, stripping the entire bed, and either lugging the screaming kid and all the dirty stuff down to the basement, or leaving them crying and alone upstairs (where exactly? The bed is stripped...) and hauling the mess to the washing machine downstairs.
You really should have the imagination in your early 20s to plan ahead and avoid scenarios like this as much as possible. Maybe not if you have to fit your program into barely 110 sq m (1184 sq ft), but for you, that wouldn’t be a problem at all. A bit less ballroom-sized dressing room (I keep wondering what else you want to do in a dressing room that big—throw a swinger party?) and you would have a comfortable utility room upstairs.
But it looks like that’s what you want. Then do it. But don’t ask for advice if the decision is already made. So many varied and sensible tips have been given here—and nothing sticks. It really takes the wind out of your sails...
I have always been interested in architecture, have always wanted to build a house, and have designed my dream home over and over again during countless dull meetings (and over the course of a career, there’s plenty of opportunity for various designs...). So I know the kind of development people go through. You’re still very much at the beginning. You still have dreams—and reality hasn’t quite caught up with you yet. And you can see that in this plan. It would probably look pretty impressive as a show home with that sprawling master suite—but in real life, please listen to the people with the life experience you’re missing (which is not bad, everyone here went through the same at your age).
I, and clearly not alone, get the impression here that all advice and tips simply fall on deaf ears.
You don’t want a bathtub—but you want kids. Listen to the parents who tell you that’s a contradiction.
A huge house—even if you can afford it, it could be smaller. You don’t have to, but if it’s bigger, then use the extra space sensibly instead of wasting square meters just because you have them.
The thing about cleaning products—that’s nonsense, insisting on keeping ALL cleaning products in just one place. We also have a cleaning supplies cabinet in the hallway, but honestly: I have cleaners I only need in the bathroom, and they stay there. I’m not going to carry that thing up and down the stairs every week! I’ll have toilet cleaner upstairs and downstairs—I’m not going to make life unnecessarily difficult for myself.
The thing about laundry—back to the wasted square meters: seriously, put a small utility room upstairs for the laundry! What a relief when your child has a midnight bout of diarrhea and soils themselves and the bedding. Good luck cleaning that screaming little mess, stripping the entire bed, and either lugging the screaming kid and all the dirty stuff down to the basement, or leaving them crying and alone upstairs (where exactly? The bed is stripped...) and hauling the mess to the washing machine downstairs.
You really should have the imagination in your early 20s to plan ahead and avoid scenarios like this as much as possible. Maybe not if you have to fit your program into barely 110 sq m (1184 sq ft), but for you, that wouldn’t be a problem at all. A bit less ballroom-sized dressing room (I keep wondering what else you want to do in a dressing room that big—throw a swinger party?) and you would have a comfortable utility room upstairs.
But it looks like that’s what you want. Then do it. But don’t ask for advice if the decision is already made. So many varied and sensible tips have been given here—and nothing sticks. It really takes the wind out of your sails...
Hmm...
I saved some comments yesterday but decided not to post them after all.
Still, I feel the urge to comment.
There have been explanations several times. I just came back from dinner with some female colleagues... Two of them are so frustrated that they have to prepare their clothes for the next morning in the bathroom in the evening, so their partner can still sleep before and after work — and then the outfits don’t match the weather... by now, they lay out two different combinations... that is real life (without children).
Your parents managed without a dressing room, and with less square meters...
But then a sauna?
To me, all of this feels like a glossy showpiece without connection to real life.
This whole “mom story with the cleaning supplies”… no one here is saying you have to install cleaning closets in every area like at home.
It feels like you constantly compare everything to your parents’ house to justify your design choices. Sometimes you say you don’t want to live like your parents/mom, but then you argue based on your childhood.
May I ask, did you ever live alone at some point?
Otherwise, build your house/your home, but don’t be surprised later if it doesn’t fit your needs.
Fortunately, you can always add walls later. The fireplace room can become an ironing or storage room.
But please don’t come here with new designs, let the friendly people discuss them and then criticize everything.
I saved some comments yesterday but decided not to post them after all.
Still, I feel the urge to comment.
StefMeister schrieb:
Bedroom + bathroom + dressing room annoying? Without any explanation, that’s a strange argument to simply say you’re annoyed when we want the same thing, and likewise, I don’t really understand the impracticality point. But I’m happy to be convinced otherwise.
There have been explanations several times. I just came back from dinner with some female colleagues... Two of them are so frustrated that they have to prepare their clothes for the next morning in the bathroom in the evening, so their partner can still sleep before and after work — and then the outfits don’t match the weather... by now, they lay out two different combinations... that is real life (without children).
StefMeister schrieb:
For example, in my childhood I didn’t have a bathtub, only a shower, so I’m pretty relaxed about this when it comes to children.
Your parents managed without a dressing room, and with less square meters...
StefMeister schrieb:
I am quite pragmatic about it — 3 to 4 uses per year personally are not worth the space for me.
But then a sauna?
To me, all of this feels like a glossy showpiece without connection to real life.
This whole “mom story with the cleaning supplies”… no one here is saying you have to install cleaning closets in every area like at home.
It feels like you constantly compare everything to your parents’ house to justify your design choices. Sometimes you say you don’t want to live like your parents/mom, but then you argue based on your childhood.
May I ask, did you ever live alone at some point?
Otherwise, build your house/your home, but don’t be surprised later if it doesn’t fit your needs.
Fortunately, you can always add walls later. The fireplace room can become an ironing or storage room.
But please don’t come here with new designs, let the friendly people discuss them and then criticize everything.