ᐅ Timber Frame Shell Construction: Walls / Costs / Permits
Created on: 15 Apr 2019 13:21
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bereadymate1B
bereadymate115 Apr 2019 13:21Hello everyone,
I have a general question regarding the approximate cost range and the approval process.
General situation:
The house was built around 1960, is single-story with an attic, has a pitched roof, solid exterior walls, and is dry. The roof is in poor condition. The plan is to demolish the roof, pour a reinforced concrete ring beam, and replace the pitched roof with a new flat (mono-pitched) roof. According to the structural engineer, most interior walls can be removed as they are non-load-bearing or do not contribute to stability. The house has about 50m2 (540 sq ft) on the ground floor and about 40m2 (430 sq ft) in the attic. Without taking the specific living situation into account, approximately 160m2 (1,720 sq ft) would be needed in total as an open-plan living space. An extension of roughly 100m2 (1,080 sq ft) would be required.
The plot size is 600m2 (6,460 sq ft), with a floor area ratio (FAR) of 0.4, meaning a possible building area of 240m2 (2,580 sq ft), so this extension is easily feasible.
Now regarding the approval situation: What are the chances of obtaining permission for a 100m2 (1,080 sq ft) extension with a flat (mono-pitched) roof?
As for the type of extension, there is the option of a solid (masonry or concrete) structure or a timber frame construction. The timber frame method would be preferred due to the flexible interior layout, as it requires fewer load-bearing interior walls thanks to the construction method.
What would a timber frame extension with a flat (mono-pitched) roof roughly cost? (Excluding interior finishing, as that would be priced separately) in comparison to a solid extension. (Approximate estimates to get an idea of the costs)
Or would it be better to demolish everything and build completely new?
Thank you very much for your efforts and have a great week!
Best regards,
M.P
I have a general question regarding the approximate cost range and the approval process.
General situation:
The house was built around 1960, is single-story with an attic, has a pitched roof, solid exterior walls, and is dry. The roof is in poor condition. The plan is to demolish the roof, pour a reinforced concrete ring beam, and replace the pitched roof with a new flat (mono-pitched) roof. According to the structural engineer, most interior walls can be removed as they are non-load-bearing or do not contribute to stability. The house has about 50m2 (540 sq ft) on the ground floor and about 40m2 (430 sq ft) in the attic. Without taking the specific living situation into account, approximately 160m2 (1,720 sq ft) would be needed in total as an open-plan living space. An extension of roughly 100m2 (1,080 sq ft) would be required.
The plot size is 600m2 (6,460 sq ft), with a floor area ratio (FAR) of 0.4, meaning a possible building area of 240m2 (2,580 sq ft), so this extension is easily feasible.
Now regarding the approval situation: What are the chances of obtaining permission for a 100m2 (1,080 sq ft) extension with a flat (mono-pitched) roof?
As for the type of extension, there is the option of a solid (masonry or concrete) structure or a timber frame construction. The timber frame method would be preferred due to the flexible interior layout, as it requires fewer load-bearing interior walls thanks to the construction method.
What would a timber frame extension with a flat (mono-pitched) roof roughly cost? (Excluding interior finishing, as that would be priced separately) in comparison to a solid extension. (Approximate estimates to get an idea of the costs)
Or would it be better to demolish everything and build completely new?
Thank you very much for your efforts and have a great week!
Best regards,
M.P
B
bereadymate115 Apr 2019 13:34Lumpi_LE schrieb:
Either there is a development plan, then what is included in it gets approved, or there is no development plan, then what is indicated separately gets approved.
The costs between solid construction and timber framing will be approximately the same. Okay, thanks for the reply! Very helpful! Would you have a rough cost estimate?
Thanks!
Bavaria: approximately 2,200 - 2,600 euros per square meter. This is not the lowest level, but also not extravagant.
Why should parts of the existing building be preserved? Is there anything worth keeping? Otherwise, I would prefer to demolish and build new – that way you don’t have to accommodate old conditions and can build relatively freely (within the framework of an existing building permit / planning permission or according to Section 34, of course).
Personally, I believe there is not much difference in price whether you integrate the remaining 50 square meters (540 square feet) of the old building into a new one or demolish the old structure and build new from scratch.
Why should parts of the existing building be preserved? Is there anything worth keeping? Otherwise, I would prefer to demolish and build new – that way you don’t have to accommodate old conditions and can build relatively freely (within the framework of an existing building permit / planning permission or according to Section 34, of course).
Personally, I believe there is not much difference in price whether you integrate the remaining 50 square meters (540 square feet) of the old building into a new one or demolish the old structure and build new from scratch.
Climbee schrieb:
Personally, I believe there isn’t much of a price difference between incorporating the remaining 50m² (540 sq ft) of an old building into a new construction or demolishing the old structure and building entirely new. I agree, so it should only be done if the building is worth preserving.
I understood that he only needs the costs for the shell construction. Depending on what is included, it will be around 500-1000 €/m² (46-93 USD per sq ft). Just the frame construction is closer to 500, with sheathing, slab foundation, roof, etc., more like 1000.
Our Prices (Timber Frame)
Basement with earthworks: just under €115,000 (not necessarily representative, as we have a wooden basement – a standard concrete basement might be somewhat cheaper – and we experienced no issues with the excavation)
Shell construction with facade: €150,000 plus our extra cost for the facade (different thickness of the battens) of €4,500 (so just under €155,000 total)
Our building footprint is 9 x 12 m (30 x 39 feet) with a total of about 160 m² (1,722 sq ft) – so this roughly matches
Pure shell construction without basement or slab: just under €1,000 per m² (approx. $93 per sq ft), including facade – the facade cost us an additional €4,500 but is otherwise included in the price.
Basement with earthworks: just under €115,000 (not necessarily representative, as we have a wooden basement – a standard concrete basement might be somewhat cheaper – and we experienced no issues with the excavation)
Shell construction with facade: €150,000 plus our extra cost for the facade (different thickness of the battens) of €4,500 (so just under €155,000 total)
Our building footprint is 9 x 12 m (30 x 39 feet) with a total of about 160 m² (1,722 sq ft) – so this roughly matches
Pure shell construction without basement or slab: just under €1,000 per m² (approx. $93 per sq ft), including facade – the facade cost us an additional €4,500 but is otherwise included in the price.
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