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.
In post 1, there is something mentioned about
I am missing this image as well as the site plan.
I can only agree with all the recommendations regarding a small utility room on the upper floor (vacuum cleaner, sauna cleaning, toilet paper storage, doing laundry, etc.). It is less about cleaning products; I would generally recommend using them sparingly and believe that an all-purpose cleaner and vinegar essence are sufficient. And if there happens to be an extra bottle in the house, it’s no big deal. The storage shelf in the utility room can have a small compartment reserved for that.
Children’s bathroom with a bathtub. Sure, there are options for barrier-free showers, but those are more of a last resort. I fondly remember cozy bath evenings with my niece and nephew—both sharing the tub, with their aunt sitting on the edge. They kept doing that until they were 7 or 8 years old and only then started using the shower. If the children’s bathroom is properly planned, the bathtub can be kept for the next 20 years, and then it can be removed to install a proper shower.
Sunlight in the living area, given the north arrow, will be limited to the late afternoon hours in summer... and in winter, there will be no sunlight in the large common room.
Otherwise, I’d just say it’s nice to be able to build so generously.
StefMeister schrieb:
Plot: €70,000 fully developed (711m² (7,653 ft²) flat land, slope towards the street, see image)
I am missing this image as well as the site plan.
I can only agree with all the recommendations regarding a small utility room on the upper floor (vacuum cleaner, sauna cleaning, toilet paper storage, doing laundry, etc.). It is less about cleaning products; I would generally recommend using them sparingly and believe that an all-purpose cleaner and vinegar essence are sufficient. And if there happens to be an extra bottle in the house, it’s no big deal. The storage shelf in the utility room can have a small compartment reserved for that.
Children’s bathroom with a bathtub. Sure, there are options for barrier-free showers, but those are more of a last resort. I fondly remember cozy bath evenings with my niece and nephew—both sharing the tub, with their aunt sitting on the edge. They kept doing that until they were 7 or 8 years old and only then started using the shower. If the children’s bathroom is properly planned, the bathtub can be kept for the next 20 years, and then it can be removed to install a proper shower.
Sunlight in the living area, given the north arrow, will be limited to the late afternoon hours in summer... and in winter, there will be no sunlight in the large common room.
Otherwise, I’d just say it’s nice to be able to build so generously.
If you already make various changes in the first draft, there should be some improvement—but I don’t see any here. You could point out specific details, such as the sauna opening into the dressing room instead of the bathroom, the fireplace room being smaller than the entrance hall, and similar awkwardness. But I prefer to put it more conceptually: move away from the idea of grandeur and the dogma of a prominently positioned showcase staircase, and build a house for its residents—this one looks more like it’s meant for newly rich people typical of reality TV worlds like those on RTL and similar channels.
At least spatially, I would prepare the installation for a bathtub. I understand that a house designed by people in their mid-twenties with little life experience won’t be suitable to live in at fifty. But then you’d rather sell it than tear it down (because it’s useless for “older” buyers). I feel the same way about the garage (I don’t see one on the plan) and the bathtub: you might think that cars can just park freely outdoors for now, but the marketability of a villa without a garage (or at least a good parking space) is as poor as that of a luxury sedan without electric windows.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
At least spatially, I would prepare the installation for a bathtub. I understand that a house designed by people in their mid-twenties with little life experience won’t be suitable to live in at fifty. But then you’d rather sell it than tear it down (because it’s useless for “older” buyers). I feel the same way about the garage (I don’t see one on the plan) and the bathtub: you might think that cars can just park freely outdoors for now, but the marketability of a villa without a garage (or at least a good parking space) is as poor as that of a luxury sedan without electric windows.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
R
Ralf_198010 May 2019 22:52Hi,
I’m a complete beginner when it comes to house building, but I can still give you a tip: If you were to get married, you would pay less tax and therefore have more cash available for building your house. By the way, this tip is free, even though you already earn quite a lot at a young age.
Best regards, Ralf_1980
I’m a complete beginner when it comes to house building, but I can still give you a tip: If you were to get married, you would pay less tax and therefore have more cash available for building your house. By the way, this tip is free, even though you already earn quite a lot at a young age.
Best regards, Ralf_1980
M
Mottenhausen10 May 2019 23:57Everyone, please don’t overdo it with your words of wisdom. Scenarios are being made up here... oh dear. As a father of two small children, I can tell you: it’s not as bad as it seems, and for example, our "big one" (3) actually prefers to shower with us rather than take a bath… Long walks to the kids’ bedrooms at night? First, you would have to manage to get the children to consistently sleep in their own rooms instead of in their parents’ bed. And so on, and so forth.
Regarding north-facing orientation: again, it’s not a big deal. In Germany, by the sea? That’s usually to the north, meaning anyone who has even a slight chance of a sea view will orient their houses northwards. Nobody questions this, but as soon as the sea is out of sight, a southwest orientation suddenly has to be insisted upon.
Especially in winter, just a few rays of sunlight are enough to overheat modern, highly insulated, and slowly adjustable houses (thanks to underfloor heating). When it’s mostly cloudy or completely dark (like in the German winter), the orientation doesn’t really matter. Okay, maybe during the transitional seasons. In summer, from my point of view, it’s a blessing to be able to look outside all day without obstruction instead of relying on external blinds (such as shutters or louvers). I would always prefer orienting the house based on the view or toward the side away from the street rather than sticking rigidly to a southwest orientation.
That said, the design here is still bad—not for the reasons mentioned above, but because it tries to fit a lot of space with little quality of life. I prefer it the other way around.
Regarding north-facing orientation: again, it’s not a big deal. In Germany, by the sea? That’s usually to the north, meaning anyone who has even a slight chance of a sea view will orient their houses northwards. Nobody questions this, but as soon as the sea is out of sight, a southwest orientation suddenly has to be insisted upon.
Especially in winter, just a few rays of sunlight are enough to overheat modern, highly insulated, and slowly adjustable houses (thanks to underfloor heating). When it’s mostly cloudy or completely dark (like in the German winter), the orientation doesn’t really matter. Okay, maybe during the transitional seasons. In summer, from my point of view, it’s a blessing to be able to look outside all day without obstruction instead of relying on external blinds (such as shutters or louvers). I would always prefer orienting the house based on the view or toward the side away from the street rather than sticking rigidly to a southwest orientation.
That said, the design here is still bad—not for the reasons mentioned above, but because it tries to fit a lot of space with little quality of life. I prefer it the other way around.
H
hampshire11 May 2019 08:30Mottenhausen schrieb:
Regarding the north orientation: it’s really not as bad as it seems. In Germany, by the sea? That’s usually to the north, meaning everyone who has any chance of a sea view orientates their houses toward the north. No one questions that. But as soon as the sea is out of sight, there’s a sudden push to enforce a southwest orientation again.North orientation obviously requires a good reason, such as a sea view. Beyond the dike, no one builds northward without good cause—and with good reason. Too little natural light can promote feelings of gloom. Those sensitive to this will be unhappy with a north orientation in the long term or spend the winter in another home.Mottenhausen schrieb:
In any case, the design here is still poor, but not for the reasons mentioned above; it’s because a lot of living space was fitted into a small amount of area, reducing quality of life.That’s an excellent summary.Similar topics