ᐅ Residential construction on an existing building – parents’ property
Created on: 6 Jan 2020 14:43
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Advanced88
Dear Forum,
My plan for this year is to gather preliminary information to carry out the following project. I would like to build two apartments on an existing building (approximately 300m³ (10,600 ft³) of floor space) on my parents’ property. These apartments are intended to be rented out upon completion, with the rental income contributing to or largely covering the repayment of the loan.
The location is between Düsseldorf and Cologne in an attractive residential area with stable or increasing demand. I am 31 years old and have a permanent employment contract, but I do not have significant savings that could be used. If there are considerable advantages, a joint family project might make sense.
The property belongs to my parents, and the building offers the possibility that the land and foundation are already serviced. I assume this significantly reduces costs compared to building a new house. Regarding the loan, it is likely beneficial to already have the land as collateral. However, the question arises of how best to proceed with using land owned by my parents. What options or concepts exist in this regard?
I still have significant gaps in knowledge related to residential construction, financing plans, inheritance planning, and similar topics. I have planned this year for solid preparation, including consultations, planning, and networking.
Perhaps someone can already offer an assessment or keywords that could be helpful for my research. As I have not yet conducted extensive research, I do not expect lengthy responses, but I would greatly appreciate a friendly, critical, or inquisitive reply.
Thank you very much,
Fabian
My plan for this year is to gather preliminary information to carry out the following project. I would like to build two apartments on an existing building (approximately 300m³ (10,600 ft³) of floor space) on my parents’ property. These apartments are intended to be rented out upon completion, with the rental income contributing to or largely covering the repayment of the loan.
The location is between Düsseldorf and Cologne in an attractive residential area with stable or increasing demand. I am 31 years old and have a permanent employment contract, but I do not have significant savings that could be used. If there are considerable advantages, a joint family project might make sense.
The property belongs to my parents, and the building offers the possibility that the land and foundation are already serviced. I assume this significantly reduces costs compared to building a new house. Regarding the loan, it is likely beneficial to already have the land as collateral. However, the question arises of how best to proceed with using land owned by my parents. What options or concepts exist in this regard?
I still have significant gaps in knowledge related to residential construction, financing plans, inheritance planning, and similar topics. I have planned this year for solid preparation, including consultations, planning, and networking.
Perhaps someone can already offer an assessment or keywords that could be helpful for my research. As I have not yet conducted extensive research, I do not expect lengthy responses, but I would greatly appreciate a friendly, critical, or inquisitive reply.
Thank you very much,
Fabian
The last two responses are heading in the right direction: First, you need to clarify (or have clarified) whether increasing the number of full or partial floors is allowed under planning regulations. This also includes the utilization indices of the plot (floor area ratio / plot ratio), which are specified in any applicable zoning plan. From this plan, it should also be clear whether two or more residential units are permitted. If no zoning plan exists, the concept of adding additional floors must be officially confirmed through a preliminary building inquiry, including proof of setback distances and a sufficient number of parking and bicycle spaces.
The second important aspect concerns the structural requirements for adding floors: the existing building must be capable of supporting the additional loads and transferring them to the foundations. Additionally, requirements for sound insulation, fire safety, and the first and second escape routes must be checked. For two residential units, it may be necessary to add a separate stairwell inside the existing building or to construct one externally.
You should have the initial situation analyzed by an architect experienced in older buildings and have realistic scenarios for adding floors developed, if this is fundamentally possible. For this purpose, you can obtain access to the building file (archive of the competent building authority) through your parents and have copies made of everything important for the architect and the preliminary design: building permit plans, existing structural engineering documentation (drawings and calculations), and the building description.
Questions about financing and further property law aspects of the house extension should be addressed once a generally approvable preliminary design has been developed.
PS. Some points have already been answered in the meantime.
The second important aspect concerns the structural requirements for adding floors: the existing building must be capable of supporting the additional loads and transferring them to the foundations. Additionally, requirements for sound insulation, fire safety, and the first and second escape routes must be checked. For two residential units, it may be necessary to add a separate stairwell inside the existing building or to construct one externally.
You should have the initial situation analyzed by an architect experienced in older buildings and have realistic scenarios for adding floors developed, if this is fundamentally possible. For this purpose, you can obtain access to the building file (archive of the competent building authority) through your parents and have copies made of everything important for the architect and the preliminary design: building permit plans, existing structural engineering documentation (drawings and calculations), and the building description.
Questions about financing and further property law aspects of the house extension should be addressed once a generally approvable preliminary design has been developed.
PS. Some points have already been answered in the meantime.
Advanced88 schrieb:
It should not be a problem, four stories of terraced houses were built next door across an area of 10,000 m² (2.5 acres), and several floors have already been approved for this building. However, I will check it. In cases like this, it also depends on the number of parking spaces, utility connections, consumption, and similar factors. So, not just the building itself. But it sounds promising for now.
Advanced88 schrieb:
Two more floors are allowed to be built on the building. Also structurally?
A four-story townhouse still counts as a single residential unit. Adding two more residential units on top of an existing building that likely has only one unit should be clarified. As mentioned earlier, this may require additional parking spaces for cars, which might not be desirable in general, and so on.
Hello
here in Düsseldorf and Cologne, they are even pushing for homeowners to add one or two more stories. This is happening to a friend of mine right now. Three stories, six residential units. He was just asked to build one more story. He gave the authorities the middle finger.
Steven
here in Düsseldorf and Cologne, they are even pushing for homeowners to add one or two more stories. This is happening to a friend of mine right now. Three stories, six residential units. He was just asked to build one more story. He gave the authorities the middle finger.
Steven
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Advanced888 Jan 2020 10:49The building currently operates as a catering business. There is ample space around it for a potential staircase, parking, etc. The roof’s structural design allows for two additional floors to be added.
On the neighboring property, a total of 27 residential units, including townhouses and accessory apartments, have been constructed.
However, I am reviewing the points you mentioned to ensure we have the go-ahead before moving forward with further planning. This is exactly the input I was hoping for.
Thank you all for the critical feedback!
On the neighboring property, a total of 27 residential units, including townhouses and accessory apartments, have been constructed.
However, I am reviewing the points you mentioned to ensure we have the go-ahead before moving forward with further planning. This is exactly the input I was hoping for.
Thank you all for the critical feedback!
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Advanced8831 Dec 2020 17:40Hello everyone,
the whole project was delayed a bit due to the pandemic. But there’s no hurry.
2021 will be the year for planning. I want to educate myself a bit first, arrange consultations, and plan everything carefully.
Can you recommend any resources or books specifically on the topics of “building an additional storey,” “house construction basics,” and “basic home financing”?
Looking forward to your tips – wishing you all a great start to the new year! Stay healthy.
the whole project was delayed a bit due to the pandemic. But there’s no hurry.
2021 will be the year for planning. I want to educate myself a bit first, arrange consultations, and plan everything carefully.
Can you recommend any resources or books specifically on the topics of “building an additional storey,” “house construction basics,” and “basic home financing”?
Looking forward to your tips – wishing you all a great start to the new year! Stay healthy.
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