ᐅ Semi-detached houses built one after the other, but not identical in design?
Created on: 1 Jul 2015 20:56
B
Bader
Hello,
we are planning to build a semi-detached house (basement, ground floor, attic). Our semi-detached house partner will probably start later (also with a basement), and it will not be exactly the same design (but it is not a completely different house type).
Do you see any problems (financial, visual, legal, technical) with building them one after the other, with about a six-month gap?
I thought this was quite common, since at least in the private sector it is often the case that one semi-detached house is added to an already existing one.
Thanks for your assessment and experiences.
we are planning to build a semi-detached house (basement, ground floor, attic). Our semi-detached house partner will probably start later (also with a basement), and it will not be exactly the same design (but it is not a completely different house type).
Do you see any problems (financial, visual, legal, technical) with building them one after the other, with about a six-month gap?
I thought this was quite common, since at least in the private sector it is often the case that one semi-detached house is added to an already existing one.
Thanks for your assessment and experiences.
Hello, Bader!
In my opinion, the authority’s statement is incorrect. Building encumbrances (easements) are always tied to specific building projects, meaning also to an individual project. This means your building project is definitely eligible for approval, even if the second semi-detached house half is constructed only in 5 years. If necessary, for the phase when the second half hasn’t been applied for yet, it will be treated like a detached house directly on the boundary line, which means an additional (or alternative to the obligation to build an extension) setback area easement will be required. This easement will then be removed or become void once the second building application is submitted.
It would be quite impractical otherwise. Someone could lose their financing, job, or even their life partner... and the other person would have to wait 5 years with their build until someone else can join them in building the semi-detached house.
However, it is still advisable to submit the applications simultaneously, because applying individually can have other pitfalls. For example, due to fire safety requirements, a party wall might be demanded, which leads to the situation described above by the building expert—meaning you might lose about 12.5cm (5 inches) of house width.
It might also be possible to build the entire wall and exceed the property boundary by 12.5cm (5 inches) — but this usually triggers additional building encumbrances and typically extra costs. This definitely needs to be managed by the architect and surveyor.
Best regards,
Dirk Grafe
In my opinion, the authority’s statement is incorrect. Building encumbrances (easements) are always tied to specific building projects, meaning also to an individual project. This means your building project is definitely eligible for approval, even if the second semi-detached house half is constructed only in 5 years. If necessary, for the phase when the second half hasn’t been applied for yet, it will be treated like a detached house directly on the boundary line, which means an additional (or alternative to the obligation to build an extension) setback area easement will be required. This easement will then be removed or become void once the second building application is submitted.
It would be quite impractical otherwise. Someone could lose their financing, job, or even their life partner... and the other person would have to wait 5 years with their build until someone else can join them in building the semi-detached house.
However, it is still advisable to submit the applications simultaneously, because applying individually can have other pitfalls. For example, due to fire safety requirements, a party wall might be demanded, which leads to the situation described above by the building expert—meaning you might lose about 12.5cm (5 inches) of house width.
It might also be possible to build the entire wall and exceed the property boundary by 12.5cm (5 inches) — but this usually triggers additional building encumbrances and typically extra costs. This definitely needs to be managed by the architect and surveyor.
Best regards,
Dirk Grafe