ᐅ Question about converting a single-family house into a two-family house
Created on: 10 Jul 2016 11:46
P
Pennraugion
Pennraugion10 Jul 2016 11:46Hello everyone!
I’d like to start right away with a question.
My wife and I (29 & 31 years old, currently one child, second on the way) are planning to expand her parents’ house.
On the west side of the house, there is currently a passageway (with a pellet tank) followed by the garage. Everything is covered, of course. On top of the garage/passageway, there is currently a solar system for hot water.
The plan is to add a double garage, so that additional living space can be created above the garage and passageway.
Her parents would live on the ground floor, while the entire upper floor would be available for us.
The upper floor has 3 rooms including a bathroom and toilet, with dimensions of about 8 m x 8 m (26 ft x 26 ft).
On the west side, there is a window in the hallway which is planned to be opened up, creating a passage to the “new” area.
The new area would currently have external dimensions of 13 m x 6 m (43 ft x 20 ft) or alternatively 13 m x 7 m (43 ft x 23 ft).
This space will include another bedroom, a combined living/kitchen area, and a small storage room.
The entrance on the ground floor is currently also on the west side. Our entrance would be located on the north side, likely via a staircase.
This way, the upper floor would offer approximately 120 to 130 square meters (1300 to 1400 square feet) of living space.
We want to build the double garage as a solid (masonry) structure.
Now we are wondering whether the upper floor should be built as a solid structure or as a timber frame construction.
What would be the advantages of each? Are there, for example, cost differences?
We have not obtained any quotes or similar information yet. We also still need to clarify a possible property extension, which would be possible to the north and west.
If you need me to describe anything in more detail, I’m happy to answer any questions.
I’d like to start right away with a question.
My wife and I (29 & 31 years old, currently one child, second on the way) are planning to expand her parents’ house.
On the west side of the house, there is currently a passageway (with a pellet tank) followed by the garage. Everything is covered, of course. On top of the garage/passageway, there is currently a solar system for hot water.
The plan is to add a double garage, so that additional living space can be created above the garage and passageway.
Her parents would live on the ground floor, while the entire upper floor would be available for us.
The upper floor has 3 rooms including a bathroom and toilet, with dimensions of about 8 m x 8 m (26 ft x 26 ft).
On the west side, there is a window in the hallway which is planned to be opened up, creating a passage to the “new” area.
The new area would currently have external dimensions of 13 m x 6 m (43 ft x 20 ft) or alternatively 13 m x 7 m (43 ft x 23 ft).
This space will include another bedroom, a combined living/kitchen area, and a small storage room.
The entrance on the ground floor is currently also on the west side. Our entrance would be located on the north side, likely via a staircase.
This way, the upper floor would offer approximately 120 to 130 square meters (1300 to 1400 square feet) of living space.
We want to build the double garage as a solid (masonry) structure.
Now we are wondering whether the upper floor should be built as a solid structure or as a timber frame construction.
What would be the advantages of each? Are there, for example, cost differences?
We have not obtained any quotes or similar information yet. We also still need to clarify a possible property extension, which would be possible to the north and west.
If you need me to describe anything in more detail, I’m happy to answer any questions.
Pennraugion12 Aug 2016 14:18Regarding the plans.
Yes, I could certainly add those sometime. But I would need to scan them first. (and I’m currently on vacation) We are, of course, much farther along by now. We are currently gathering various quotes (two for solid construction, two for solid wood).
Something else
This concerns the budget.
What we need is a foundation slab and a double garage. On top of the double garage and an existing garage, we plan to create about 75 sqm (810 sq ft) of living space. According to all the construction companies, integrating with the "old building" should be quite simple. (There will be a transition from the old to the new building, with only one window being replaced because this will create the passage.)
The old building may be about 40 years old, but everything important there is practically new. (Heating, windows, toilets, floors on the ground floor, kitchen)
The first floor of the old building will therefore be part of the new building. Apart from the bathroom, nothing needs to be renovated (the toilet was renovated just two years ago). Possibly, the floors on the upper floor will need renovating later.
The first floor in the "old building" already has 3 rooms, 1 bathroom, and a toilet.
The new building with its 75 sqm (810 sq ft) will include a kitchen, living room, storage room, and one additional room.
This gives us about 130 sqm (1,400 sq ft) of living space on the first floor (around 60 sqm (650 sq ft) on the ground floor … which will be used by the parents-in-law).
So, to summarize what we want to build:
- 75 sqm (810 sq ft) new building (tending towards the solid wood option)
- Double garage
- Wider driveway (new and wider paving, etc.)
- Renewal of the solar system (the old one will be removed, it is already over 20 years old — it is only needed for hot water, so we will need about 10 sqm (110 sq ft))
Our total budget is around €250,000 (approximately 250,000 EUR).
However, we plan to spend only about €200,000 (about 200,000 EUR) on the items listed above.
The remainder will be needed for fees, notary, additional costs, the new kitchen, renovation of the bathroom, and optionally renovation of the floors and doors in the old section.
If any money is left over, we might consider re-roofing the "old section" as well.
Is that enough? Does this seem reasonable?
Are we overlooking anything?
Yes, I could certainly add those sometime. But I would need to scan them first. (and I’m currently on vacation) We are, of course, much farther along by now. We are currently gathering various quotes (two for solid construction, two for solid wood).
Something else
This concerns the budget.
What we need is a foundation slab and a double garage. On top of the double garage and an existing garage, we plan to create about 75 sqm (810 sq ft) of living space. According to all the construction companies, integrating with the "old building" should be quite simple. (There will be a transition from the old to the new building, with only one window being replaced because this will create the passage.)
The old building may be about 40 years old, but everything important there is practically new. (Heating, windows, toilets, floors on the ground floor, kitchen)
The first floor of the old building will therefore be part of the new building. Apart from the bathroom, nothing needs to be renovated (the toilet was renovated just two years ago). Possibly, the floors on the upper floor will need renovating later.
The first floor in the "old building" already has 3 rooms, 1 bathroom, and a toilet.
The new building with its 75 sqm (810 sq ft) will include a kitchen, living room, storage room, and one additional room.
This gives us about 130 sqm (1,400 sq ft) of living space on the first floor (around 60 sqm (650 sq ft) on the ground floor … which will be used by the parents-in-law).
So, to summarize what we want to build:
- 75 sqm (810 sq ft) new building (tending towards the solid wood option)
- Double garage
- Wider driveway (new and wider paving, etc.)
- Renewal of the solar system (the old one will be removed, it is already over 20 years old — it is only needed for hot water, so we will need about 10 sqm (110 sq ft))
Our total budget is around €250,000 (approximately 250,000 EUR).
However, we plan to spend only about €200,000 (about 200,000 EUR) on the items listed above.
The remainder will be needed for fees, notary, additional costs, the new kitchen, renovation of the bathroom, and optionally renovation of the floors and doors in the old section.
If any money is left over, we might consider re-roofing the "old section" as well.
Is that enough? Does this seem reasonable?
Are we overlooking anything?
Pennraugion schrieb:
So to briefly recap what we want to build:
- 75 sq m (about 807 sq ft) new construction (leaning towards the solid wood variant)
- Double garage Double garage ~ 30,000 Euro
Pennraugion schrieb:
- wider driveway (new and wider paving, etc.) Estimate about 7 meters x 6 meters (23 ft x 20 ft)
42 sq m (about 452 sq ft) x 100 Euro / sq m = 4,200 Euro
Pennraugion schrieb:
- Replacement of the solar system (old one to be removed, more than 20 years old – only needed for hot water, so about 10 sq m (108 sq ft) required) Cancel or move this to the very end
Pennraugion schrieb:
We have an overall budget of approximately 250,000 Euro In total, you are creating about 130 sq m (about 1,399 sq ft) of new living area. I would estimate roughly 1,200 Euro per sq m (about $111 per sq ft) of living space here. Some things you won’t need: the roof stays in place, the heating system is installed, doors and stairs too. A few windows will be new; electrical and plumbing work will be needed.
156,000 Euro
Architect and structural engineer planning fees: 20,000 Euro
Additional construction-related costs will be minimal, as utility connections are already available. Most likely, no crane is needed, and groundworks should be manageable.
A rough total estimate comes to about 210,000 Euro
As I said, this is just a rough plan. Maybe someone else can provide more details. An extension often involves uncertainties. How is the building permit / planning permission going?
Including kitchen, small costs, notary, and fees, you will quickly reach around 250,000 Euro.
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