Hello,
the purchase contract is signed and the planning can begin... 🙂
A big dream is coming true, and of course, you want to make sure to do everything (or at least most things) “right.” 😉 Naturally, this topic is discussed a lot among friends and family, but unfortunately, there are hardly any current or experienced homebuilders around there. Therefore, insights from experienced users or current builders would definitely be a great help, as they offer a different perspective on the whole process.
We are building a “classic” semi-detached house using solid construction, including a basement. The plot is about 300m² (3200 sq ft), and the garden faces south.
The house will be built to KfW 70 standard (17.5 cm (7 inches) calcium silicate brick and 16 cm (6 inches) ETICS insulation) and will be equipped with an air-to-water heat pump (most likely a “Tecalor TTL 404 ECO”). Underfloor heating will be installed throughout the entire house. Next to the house, a 6 x 3 m (20 x 10 ft) garage is planned. Completion of the house is scheduled for early next year.
Currently, we can still influence the floor plans – which is why we would like to turn to you here. Due to the type of construction, a semi-detached house certainly does not allow as much creative freedom as some of the really great homes presented and planned here in the forum – but perhaps some of you have clever ideas or points we haven’t thought of yet.
The points we are currently unsure about are:
1.) Entrance Area
It’s not huge, but as currently planned, it is large enough for a coat area, shoes, and some space to move around. We also considered moving the bathroom forward to have its own window, but according to the builder, this is not so easy to implement. The builder recommends extending the bathroom all the way to the front (due to the plumbing), which would then be too large (and unnecessary) for us.
2.) Open vs. Closed Kitchen
A fundamental question... 🤨
Since the stairwell is also open to the living room, you’d probably have to get used to keeping the bedroom door closed to prevent cooking odors from spreading. We also thought about extending the entrance area up to the stairs (so that the stairs are closed off), but then you lose a lot of open space on the ground floor.
With a closed kitchen, we would lose a lot of natural light since windows are planned only at the front-left side of the kitchen and at the terrace.
3.) Upstairs Bathroom
What do you think about the bathroom layout? Would you keep it as is, or would a redesign make sense? I’ve also seen nice “T-shaped” solutions in this forum. A walk-in shower is currently planned, fully tiled. As a partition towards the center of the room, we will probably have a glass panel installed as an alternative. A double sink basin is definitely a must-have.
Of course, there are many other small considerations, but these are the main “big points” for now… and maybe you have some fundamental ideas. 🙂
Thanks in advance!
Best regards
Gatho
the purchase contract is signed and the planning can begin... 🙂
A big dream is coming true, and of course, you want to make sure to do everything (or at least most things) “right.” 😉 Naturally, this topic is discussed a lot among friends and family, but unfortunately, there are hardly any current or experienced homebuilders around there. Therefore, insights from experienced users or current builders would definitely be a great help, as they offer a different perspective on the whole process.
We are building a “classic” semi-detached house using solid construction, including a basement. The plot is about 300m² (3200 sq ft), and the garden faces south.
The house will be built to KfW 70 standard (17.5 cm (7 inches) calcium silicate brick and 16 cm (6 inches) ETICS insulation) and will be equipped with an air-to-water heat pump (most likely a “Tecalor TTL 404 ECO”). Underfloor heating will be installed throughout the entire house. Next to the house, a 6 x 3 m (20 x 10 ft) garage is planned. Completion of the house is scheduled for early next year.
Currently, we can still influence the floor plans – which is why we would like to turn to you here. Due to the type of construction, a semi-detached house certainly does not allow as much creative freedom as some of the really great homes presented and planned here in the forum – but perhaps some of you have clever ideas or points we haven’t thought of yet.
The points we are currently unsure about are:
1.) Entrance Area
It’s not huge, but as currently planned, it is large enough for a coat area, shoes, and some space to move around. We also considered moving the bathroom forward to have its own window, but according to the builder, this is not so easy to implement. The builder recommends extending the bathroom all the way to the front (due to the plumbing), which would then be too large (and unnecessary) for us.
2.) Open vs. Closed Kitchen
A fundamental question... 🤨
Since the stairwell is also open to the living room, you’d probably have to get used to keeping the bedroom door closed to prevent cooking odors from spreading. We also thought about extending the entrance area up to the stairs (so that the stairs are closed off), but then you lose a lot of open space on the ground floor.
With a closed kitchen, we would lose a lot of natural light since windows are planned only at the front-left side of the kitchen and at the terrace.
3.) Upstairs Bathroom
What do you think about the bathroom layout? Would you keep it as is, or would a redesign make sense? I’ve also seen nice “T-shaped” solutions in this forum. A walk-in shower is currently planned, fully tiled. As a partition towards the center of the room, we will probably have a glass panel installed as an alternative. A double sink basin is definitely a must-have.
Of course, there are many other small considerations, but these are the main “big points” for now… and maybe you have some fundamental ideas. 🙂
Thanks in advance!
Best regards
Gatho
The topic of having a staircase in the living room has been discussed many times.
I would like to share my comments with you as well:
An open staircase allows both noise and heat to rise upwards.
This can especially lead to temperature differences in houses with unheated basements. We deliberately chose not to have an open staircase in our semi-detached house — of course, this means the room is smaller, but both noise and temperature differences are noticeably different. In our living room, it is much warmer than in the hallway or upper floor. With an open staircase, the heat would always escape upwards.
I have three small children, so it is a relief to be able to close this additional door when guests are visiting (both the children’s and the parents’ visitors).
I would like to share my comments with you as well:
An open staircase allows both noise and heat to rise upwards.
This can especially lead to temperature differences in houses with unheated basements. We deliberately chose not to have an open staircase in our semi-detached house — of course, this means the room is smaller, but both noise and temperature differences are noticeably different. In our living room, it is much warmer than in the hallway or upper floor. With an open staircase, the heat would always escape upwards.
I have three small children, so it is a relief to be able to close this additional door when guests are visiting (both the children’s and the parents’ visitors).
I once lived in a very similar townhouse. It was 75cm (30 inches) narrower than yours. I would recommend separating the stairwell for two reasons that are important to me: 1. the point you already mentioned, and 2. a basement is usually cooler than the rest of the house. This often causes an unpleasant draft. I can easily imagine separating the stairwell with frosted glass walls, which saves space and doesn’t take up as much room as a solid wall.
If you still have the option, I would consider adding a small bay window or glass extension in the dining area. This would give you a bit more space and more light in that tight area. From my own experience, I can tell you that without a window in the dining area, you will still need to turn on the lights on nice days even in summer. Also, I would suggest thinking about whether you really need two large patio doors at the back. I would prefer to have one floor-to-ceiling element and instead a double casement window opposite the stairs. That way, you would also have more usable wall space.
I really like the rest of the house.
If you still have the option, I would consider adding a small bay window or glass extension in the dining area. This would give you a bit more space and more light in that tight area. From my own experience, I can tell you that without a window in the dining area, you will still need to turn on the lights on nice days even in summer. Also, I would suggest thinking about whether you really need two large patio doors at the back. I would prefer to have one floor-to-ceiling element and instead a double casement window opposite the stairs. That way, you would also have more usable wall space.
I really like the rest of the house.
You have three children's bedrooms. So, do you have three children? Are any of them small? Could they potentially fall down the stairs? In that case, an open staircase located directly in one of the main living areas might not be ideal.
Is the position of the staircase fixed in the center of the house, or could it be moved closer to the entrance door? If the staircase needs to stay where it is and must be separated from the main living area, you could possibly use a glass wall (extending the wall between the kitchen and the hallway). This way, you’d still have plenty of natural light throughout. However, this would make the kitchen-dining area quite narrow. Currently, you can’t pass the dining table on the left side, and if there were a wall on the right side as well, it would be just as difficult to squeeze through to reach the living area.
If the staircase location is flexible and could be placed near the entrance side, you would need to relocate the bathroom on the first floor since the staircase would occupy that space. I would place the bathroom in the front left corner of the house and move the storage room, where a window is less important, to the right side adjacent to the neighboring house. The current storage room area, combined with part of the dressing room as currently shown, could be converted into a children’s bedroom, with another one behind it. Both would, fairly, have access to the roof terrace on top of the garage. On the second floor, you could keep the shower where it is because you don’t need to keep the entire staircase landing clear—just enough space so that someone coming up won’t hit their head on the ceiling.
You have two bathrooms and an additional WC, which is excellent. Most people prefer to have a bathroom on their own floor. Adults usually just want a quick shower, while children place great value on a bathtub. Maybe you should swap the master bedroom with dressing area and the children’s bedroom directly above it. If the first floor becomes the children’s floor, you could reduce part of the dressing room in the rear bedroom (currently shown as the master bedroom with dressing) and add that space to the storage room, which would fit the washing machine as well. After all, most laundry will be generated on the children’s floor.
Is the position of the staircase fixed in the center of the house, or could it be moved closer to the entrance door? If the staircase needs to stay where it is and must be separated from the main living area, you could possibly use a glass wall (extending the wall between the kitchen and the hallway). This way, you’d still have plenty of natural light throughout. However, this would make the kitchen-dining area quite narrow. Currently, you can’t pass the dining table on the left side, and if there were a wall on the right side as well, it would be just as difficult to squeeze through to reach the living area.
If the staircase location is flexible and could be placed near the entrance side, you would need to relocate the bathroom on the first floor since the staircase would occupy that space. I would place the bathroom in the front left corner of the house and move the storage room, where a window is less important, to the right side adjacent to the neighboring house. The current storage room area, combined with part of the dressing room as currently shown, could be converted into a children’s bedroom, with another one behind it. Both would, fairly, have access to the roof terrace on top of the garage. On the second floor, you could keep the shower where it is because you don’t need to keep the entire staircase landing clear—just enough space so that someone coming up won’t hit their head on the ceiling.
You have two bathrooms and an additional WC, which is excellent. Most people prefer to have a bathroom on their own floor. Adults usually just want a quick shower, while children place great value on a bathtub. Maybe you should swap the master bedroom with dressing area and the children’s bedroom directly above it. If the first floor becomes the children’s floor, you could reduce part of the dressing room in the rear bedroom (currently shown as the master bedroom with dressing) and add that space to the storage room, which would fit the washing machine as well. After all, most laundry will be generated on the children’s floor.
Hello,
we built with similar dimensions (6.50 x 11 meters (21.3 x 36 feet)) and planned the garage in the same location. Our staircase is in the hallway; we deliberately wanted a bench for putting on and taking off shoes and a coat nook that is not visible from the front door. We tend to just throw everything into that corner after sports or school. Then we have a kids’ floor with two identical rooms and one slightly smaller guest room, with a bathroom similar to yours. The attic is FOR US ONLY with a shower bathroom xD
The blog is linked in my profile; the plans there are not the absolute latest, but if you live near Bonn, you might be able to get an impression of the spatial effect on site. We are moving in tomorrow. YIPPEE
Good luck
we built with similar dimensions (6.50 x 11 meters (21.3 x 36 feet)) and planned the garage in the same location. Our staircase is in the hallway; we deliberately wanted a bench for putting on and taking off shoes and a coat nook that is not visible from the front door. We tend to just throw everything into that corner after sports or school. Then we have a kids’ floor with two identical rooms and one slightly smaller guest room, with a bathroom similar to yours. The attic is FOR US ONLY with a shower bathroom xD
The blog is linked in my profile; the plans there are not the absolute latest, but if you live near Bonn, you might be able to get an impression of the spatial effect on site. We are moving in tomorrow. YIPPEE
Good luck
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