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Pritscher2 Feb 2016 12:10Hello everyone
Here are some details about our house construction project.
Development plan/restrictions
Plot size: 591 sqm (6359 sq ft)
Slope: Yes, slight, about 1-1.5 m (3-5 ft) within the building area
Floor area: 150-160 sqm (1615-1722 sq ft)
Building envelope: approx. 13 x 19 m (43 x 62 ft)
Basement: Yes
Granny flat: Yes (approx. 50 sqm / 538 sq ft)
Number of floors: 2 full floors or knee wall minimum 160 cm (63 inches)
Roof type: Gable roof (approx. 15-25°)
Architectural style: not specified
Orientation: Eaves-side (ridge runs southeast/northwest)
Additional requirements:
Number of people and ages: Currently 2 people + 2 planned children
Room needs:
Ground floor: living/dining room, kitchen, entrance area, shower bath, guest room/office
Upper floor: 2 children’s rooms, large bathroom, master bedroom - attic
Office use: file storage and guest sleeping
Guests per year: approx. 10-20
Open or closed architecture: open
Conservative or modern construction: modern
Semi-closed kitchen: with sliding door to close
Number of dining seats: 8
Fireplace: yes
Music/sound system wall: no
Balcony, roof terrace: no
Garage, carport: yes, both
Personal budget limit for plot, house, and basement including fittings, additional building costs, and materials for DIY work (everything included): 450,000 €
We have currently held discussions with four prefab house manufacturers and are now waiting for their offers. However, a few questions arose when we roughly communicated some concerns from these manufacturers.
One of the main questions we have now is whether to build with a prefab house manufacturer or a conventional (solid) house builder/developer.
The next question is whether it makes sense, given the current interest rates, to pay extra for technology and insulation for a KfW55 house standard. (Clearly, with prefab houses this question hardly arises, but since prefab prices are currently increasing sharply, we wonder whether a conventional solid build without extensive KfW requirements might be cheaper or more efficient.)
Resulting from this is the question of technology, meaning heating, ventilation, etc.
Would it be sufficient to use a gas condensing boiler and solar panels without a ventilation system (manually opening windows is also an option), or is a heat pump (air-to-water) plus controlled ventilation and maybe photovoltaics better?
Everyone seems to say something different. One says you can’t achieve KfW55 without an air-to-water heat pump. Another says it’s possible even with gas because they have the best insulation on the market.
Another suggests adding photovoltaics with ventilation and an air-to-water heat pump... all in all, we’re quite confused about what really makes sense.
As mentioned, we will also talk to developers who build traditionally, brick by brick, and possibly consult an architect to see what results from that.
I will upload some floor plan sketches we made ourselves in the next few days, although honestly the basic questions about construction method and technology are more important to me.
Regards from Baden-Württemberg
Here are some details about our house construction project.
Development plan/restrictions
Plot size: 591 sqm (6359 sq ft)
Slope: Yes, slight, about 1-1.5 m (3-5 ft) within the building area
Floor area: 150-160 sqm (1615-1722 sq ft)
Building envelope: approx. 13 x 19 m (43 x 62 ft)
Basement: Yes
Granny flat: Yes (approx. 50 sqm / 538 sq ft)
Number of floors: 2 full floors or knee wall minimum 160 cm (63 inches)
Roof type: Gable roof (approx. 15-25°)
Architectural style: not specified
Orientation: Eaves-side (ridge runs southeast/northwest)
Additional requirements:
Number of people and ages: Currently 2 people + 2 planned children
Room needs:
Ground floor: living/dining room, kitchen, entrance area, shower bath, guest room/office
Upper floor: 2 children’s rooms, large bathroom, master bedroom - attic
Office use: file storage and guest sleeping
Guests per year: approx. 10-20
Open or closed architecture: open
Conservative or modern construction: modern
Semi-closed kitchen: with sliding door to close
Number of dining seats: 8
Fireplace: yes
Music/sound system wall: no
Balcony, roof terrace: no
Garage, carport: yes, both
Personal budget limit for plot, house, and basement including fittings, additional building costs, and materials for DIY work (everything included): 450,000 €
We have currently held discussions with four prefab house manufacturers and are now waiting for their offers. However, a few questions arose when we roughly communicated some concerns from these manufacturers.
One of the main questions we have now is whether to build with a prefab house manufacturer or a conventional (solid) house builder/developer.
The next question is whether it makes sense, given the current interest rates, to pay extra for technology and insulation for a KfW55 house standard. (Clearly, with prefab houses this question hardly arises, but since prefab prices are currently increasing sharply, we wonder whether a conventional solid build without extensive KfW requirements might be cheaper or more efficient.)
Resulting from this is the question of technology, meaning heating, ventilation, etc.
Would it be sufficient to use a gas condensing boiler and solar panels without a ventilation system (manually opening windows is also an option), or is a heat pump (air-to-water) plus controlled ventilation and maybe photovoltaics better?
Everyone seems to say something different. One says you can’t achieve KfW55 without an air-to-water heat pump. Another says it’s possible even with gas because they have the best insulation on the market.
Another suggests adding photovoltaics with ventilation and an air-to-water heat pump... all in all, we’re quite confused about what really makes sense.
As mentioned, we will also talk to developers who build traditionally, brick by brick, and possibly consult an architect to see what results from that.
I will upload some floor plan sketches we made ourselves in the next few days, although honestly the basic questions about construction method and technology are more important to me.
Regards from Baden-Württemberg
Prefab house providers have the advantage that everything comes from a single source. This can also be a disadvantage because you are less flexible, as prefab providers offer fixed packages. However, you don’t have to manage all the trades yourself. Regarding own work contributions, you are probably more flexible with a house from a developer.
Another option would be a timber frame house from a local provider. It’s really a matter of preference whether to choose a solid masonry house or a timber frame house, each having its own advantages and disadvantages. We also started with prefab providers and then switched to local timber frame builders. Building with solid construction was never an option.
Another option would be a timber frame house from a local provider. It’s really a matter of preference whether to choose a solid masonry house or a timber frame house, each having its own advantages and disadvantages. We also started with prefab providers and then switched to local timber frame builders. Building with solid construction was never an option.
We shortlisted four major prefab home suppliers for our project, and each of them allowed us to either subcontract individual trades ourselves or carry out some work personally. The question is whether you really want to do that. We will probably handle the flooring and doors ourselves, and leave the rest to the suppliers. This makes financial sense.
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Pritscher2 Feb 2016 12:58Yes, we do the flooring, plastering the walls, painting, and installing the doors ourselves, and still someone told us that our plan was not feasible.
They then suggested a smaller house (about 130 m² (1400 sq ft)), and even there we were around 70,000 euros over our budget. Only when we calculated without a basement for about 150-160 m² (1600-1700 sq ft) did we just manage to stay within our budget... and I keep wondering... I don’t earn badly, and neither does my wife... how do others manage who don’t earn as much?
They then suggested a smaller house (about 130 m² (1400 sq ft)), and even there we were around 70,000 euros over our budget. Only when we calculated without a basement for about 150-160 m² (1600-1700 sq ft) did we just manage to stay within our budget... and I keep wondering... I don’t earn badly, and neither does my wife... how do others manage who don’t earn as much?
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Pritscher2 Feb 2016 13:07Plot of land about 95,000 EUR
All in all, around 450,000 EUR, which after deducting additional construction costs, etc., leaves about 250,000–270,000 EUR for the house alone, and I think that should be enough.
If necessary, the secondary apartment could be finished later and initially used as a music room or something similar. The connections should simply be prepared accordingly.
That’s why I asked initially about solid construction and so on, since prefab house manufacturers seem to be charging a premium at the moment. As mentioned, we are waiting for the offers and discussions with the general contractors.
All in all, around 450,000 EUR, which after deducting additional construction costs, etc., leaves about 250,000–270,000 EUR for the house alone, and I think that should be enough.
If necessary, the secondary apartment could be finished later and initially used as a music room or something similar. The connections should simply be prepared accordingly.
That’s why I asked initially about solid construction and so on, since prefab house manufacturers seem to be charging a premium at the moment. As mentioned, we are waiting for the offers and discussions with the general contractors.
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