Build a house with two residential units or three residential units?!

Hello,

Thank you for the individual feedback regarding "worth it," but the question was...

"Now I am concerned about the additional costs due to the stricter regulations for a house with three residential units (multi-family house).

Are there any experiences in the forum regarding this? Is this additional effort worth it?"

Since I currently have no costs at all, I wanted to ask in the forum if anyone has any information about this. For example, if the construction cost for a two-family house is around 3000 EUR/sqm and due to the additional costs for the three-family house this "advantage" of the third apartment increases the construction cost to around 3500 EUR/sqm because of the higher requirements, the two-family house would be preferable. And this difference is interesting to me.

If there is no answer in the forum, no worries, then I will wait for the first appointments with the planners, etc.

Thank you

And this delta is interesting to me.

It depends on whether there are still special "requirements" to be processed in the state building code or the development plan. Basically, the costs are approximately the same.

Thank you for the feedback.

The property is Paragraph 34 and the state building code provides at least for me especially the accessible apartment, but I believe the planners will advise me on that.

The topic is really fascinating...

I completed a two-family house this year. I rent for €13/sqm cold. Maybe €14/sqm would have been possible, but not much more. The standard land values are just under €300/sqm.

It is already worthwhile for me, or rather I achieve an acceptable return. However, the return is only "good" because the construction was carried out with a lot of personal effort and contacts in the construction industry.
There were also offers from general contractors for turnkey construction, which would have been significantly more expensive, and I would now have to get about €17-18/sqm to achieve a similar return. I think the market would not allow that.

I only carried out the project because I already owned the land and did not want to sell it for family reasons.

From the 3rd residential unit onwards, one is (in NRW) at least in building class 3. Then the requirements for "accessibility" according to §49 Landesbauordnung NW apply, the requirements for higher fire protection, and the requirement to commission not only the necessary engineering services but also the corresponding testing engineers, who must also document at least 3 site visits, including a final report (§68 Landesbauordnung NW). One should think carefully before moving into building class 3.

All other building and planning law questions that need to be clarified in order to first determine how much, where, and how construction can take place on your [Grundstück], must be clarified on site by a commissioned architect, possibly in a building inquiry, if §34 Baugesetzbuch applies to your [Grundstück]. Assumptions and quick hints from the internet are not a basis for this.

From the 3rd residential unit onwards, one is (in NRW) at least in building class 3. Then the requirement of "barrier-free access" according to §49 of the NRW State Building Code applies, as well as the requirements for higher fire protection and the requirement to commission the corresponding testing engineers in addition to the necessary engineering services, who must also document at least 3 site inspections, including a final report (§68 of the NRW State Building Code). One should think carefully before moving into building class 3.

Building Code NRW, Par. 49 In addition to the barrier-free apartment, there is also a drying room and sufficient storage space for bicycles and the like. The parking space ordinance or development plan also comes to mind, which may require 2 per residential unit. Privacy for each unit can also be difficult to implement, as can outdoor seating. And finally: not every builder is suitable for renting out or as a landlord. It is not an easy job.