Hello and good evening,
my wife and I are planning a small extension to our second home, which during the week serves as my primary residence due to its proximity to work. The house is small, with a footprint of 10 x 6 meters (33 x 20 feet). In this area, a maximum of 75 square meters (807 square feet) of built-up area is allowed. Our first attempt, working with the local carpentry business, didn’t work out. The municipality gave them no information and told us to submit a building permit / planning permission application ourselves.
The plan is to build a small two-story extension using a timber frame construction. The first meeting with the architect was positive. He spoke with the municipality, and they indicated approval as long as we stay within the development plan. Hence the small extension, which adds nearly 30 square meters (323 square feet) of living space—enough for an office and a child’s room. The second meeting with the architect is scheduled for Friday. Originally, the local carpentry business planned to deliver just the building shell, and we would handle the rest ourselves. Since it’s only an office and a kid’s room, this is technically no problem. We already have an electrician and a heating engineer.
The architect said that because this is such a small project, he charges by the hour. That sounds good at first but could become problematic if complications arise. Our plan is to commission only design phases 1 to 4 and then carry out the remaining phases with the contractor we eventually choose. It’s not yet clear whether the architect will agree to this, and we are unsure ourselves. He said he has better contractors to recommend, which we tend to believe after the first meeting.
So here is our question: does it make sense to have only the planning done by an architect and organize everything else ourselves? The project seems manageable... Would it possibly be better to pay based on a cost estimate and the official fee scale for architects (HOAI)? Since we have no experience with this and only own previously used properties, we feel a bit overwhelmed.
One advantage we see is that after receiving the building permit / planning permission, we could then decide how to proceed, hopefully when prices improve a bit following the impact of COVID-19 and raw material shortages.
Lastly, what is the current cost per square meter situation for extensions? Or is it not possible to give a general figure?
We look forward to your tips, questions, and suggestions.
my wife and I are planning a small extension to our second home, which during the week serves as my primary residence due to its proximity to work. The house is small, with a footprint of 10 x 6 meters (33 x 20 feet). In this area, a maximum of 75 square meters (807 square feet) of built-up area is allowed. Our first attempt, working with the local carpentry business, didn’t work out. The municipality gave them no information and told us to submit a building permit / planning permission application ourselves.
The plan is to build a small two-story extension using a timber frame construction. The first meeting with the architect was positive. He spoke with the municipality, and they indicated approval as long as we stay within the development plan. Hence the small extension, which adds nearly 30 square meters (323 square feet) of living space—enough for an office and a child’s room. The second meeting with the architect is scheduled for Friday. Originally, the local carpentry business planned to deliver just the building shell, and we would handle the rest ourselves. Since it’s only an office and a kid’s room, this is technically no problem. We already have an electrician and a heating engineer.
The architect said that because this is such a small project, he charges by the hour. That sounds good at first but could become problematic if complications arise. Our plan is to commission only design phases 1 to 4 and then carry out the remaining phases with the contractor we eventually choose. It’s not yet clear whether the architect will agree to this, and we are unsure ourselves. He said he has better contractors to recommend, which we tend to believe after the first meeting.
So here is our question: does it make sense to have only the planning done by an architect and organize everything else ourselves? The project seems manageable... Would it possibly be better to pay based on a cost estimate and the official fee scale for architects (HOAI)? Since we have no experience with this and only own previously used properties, we feel a bit overwhelmed.
One advantage we see is that after receiving the building permit / planning permission, we could then decide how to proceed, hopefully when prices improve a bit following the impact of COVID-19 and raw material shortages.
Lastly, what is the current cost per square meter situation for extensions? Or is it not possible to give a general figure?
We look forward to your tips, questions, and suggestions.
Yes, it is a stone building but with a timber facade, hence the idea... however, I am open to options, and stone can certainly be clad with wood if desired. For now, I have to wait and see if the application is approved. The local authority has unofficially agreed, but you never know for sure. I will keep you updated in case anyone is interested.
Winniefred8 Jan 2022 09:47I’m very interested! I would also like to know what costs have been estimated for you.
Good luck with the project!
Good luck with the project!
Unfortunately, the local authorities have not yet responded regarding the building permit / planning permission. Although the weather isn’t great at the moment, I’m considering starting to dig a little where the foundation will go to remove old roots. My only concern is whether the slope might slip or, even worse, if the foundation of the house could face problems.
I am currently looking for a skilled bricklayer to work with me on this. So if anyone knows someone from the Aschaffenburg or Main Spessart area, please let me know... After your concerns, I’ve put the idea of using wood on hold for now, also due to cost reasons. I’ve looked into Ytong, Silka, Poroton, and also "Lego" systems and am currently unsure whether to choose Ytong or Poroton blocks. What are the pros and cons of each system in your opinion? Ytong apparently offers something for DIY builders, including guidance, but I think the project might be too small for that.
So, lots of questions...
I am currently looking for a skilled bricklayer to work with me on this. So if anyone knows someone from the Aschaffenburg or Main Spessart area, please let me know... After your concerns, I’ve put the idea of using wood on hold for now, also due to cost reasons. I’ve looked into Ytong, Silka, Poroton, and also "Lego" systems and am currently unsure whether to choose Ytong or Poroton blocks. What are the pros and cons of each system in your opinion? Ytong apparently offers something for DIY builders, including guidance, but I think the project might be too small for that.
So, lots of questions...
Unfortunately, the first setback. The municipality has rejected the application. Reason:
"In the building application, a valley-side wall height of 5.85 meters (19 feet 2 inches) was requested for the extension relative to the filled terrain. However, measured against the natural ground level, the wall height is approximately 6.5 meters (21 feet 4 inches). In the current, not yet legally valid development plan, valley-side wall heights are limited to a maximum of 5.5 meters (18 feet). Previous building permits have also been assessed based on this limit. Therefore, the municipality’s consent for the project cannot be granted." The building authority has informed the architect, so now we have to wait and see what they say :-(
"In the building application, a valley-side wall height of 5.85 meters (19 feet 2 inches) was requested for the extension relative to the filled terrain. However, measured against the natural ground level, the wall height is approximately 6.5 meters (21 feet 4 inches). In the current, not yet legally valid development plan, valley-side wall heights are limited to a maximum of 5.5 meters (18 feet). Previous building permits have also been assessed based on this limit. Therefore, the municipality’s consent for the project cannot be granted." The building authority has informed the architect, so now we have to wait and see what they say :-(
M
Myrna_Loy28 Jan 2022 10:29Could you not build a mono-pitched roof as an extension of the main roof? This could save one meter (3.3 feet) of wall height. Room 2 is already planned to be quite tall.
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