Hello ypg,
thank you for your detailed and honest words!
I rather think that this slope looks deliberate but not well done. Anyway.
If you even out the corner, then behind the door in the office you would have a good opportunity to place cabinets
That rather originated from the other side, the living room side. There was a 62.5 cm "recess" for the living room wall (...) whose side I later converted into the mentioned slope.
By the way, regarding the dimensions, I worked on a 12.5 cm grid.
And whether you have to duck your head at the built-over stairs might possibly be explained to you by @kbt09
Yes, I recently came across that too – I probably need to reconsider building over 2 steps.
The roof must be extensively sealed to the actual house. Energetically, it must also work with the garage (also a cost factor)
Sealing: Yes, good point. Thanks.
Energetically: I do not necessarily see a disadvantage now. The wall between the garage and the house (upper floor) would of course be executed with the same brick as the rest of the exterior walls. Next to it, mostly a closed airspace, which from the house’s point of view forms a (maybe not even so bad) resistance to outside temperature.
In addition, it is planned for later to run this upper floor as an independent residential unit. Without a balcony and with a fairly small kitchen, you will not see the most demanding tenants above you now
I understand the point. Regarding undemanding tenants, I rather had in mind the children who will someday be grown up ;-)
Meanwhile, you want to be happy in your small shower bathroom
I agree with you, that probably does not really fit together.
Regarding storage space, a nice fixed staircase can be positioned over the actual staircase and the attic used. Later, tenants can also create a hobby room there
That would mean insulating the roof all the way to the top from the beginning, since it is always open to the attic (instead of only up to the top floor ceiling). I will have to think about that.
You are planning a house of about 160? sqm, which will cost around 400,000€, plus incidental construction costs and the usual additional costs such as outdoor facilities
What kind of offers are these? What do these offers include? How expensive is the plot? How much incidental construction costs do you expect?
I see, even if I can only guess the plot price, not even a massive double garage with insulated finished roof
Yes, the 400k is well estimated / 100k for the land and incidental construction costs.
160-175 m², roof conversion/insulation for the garage and attic was initially not planned. Only the slopes of the upper floor or the top floor ceiling, of course.
This is a separate calculation that is mostly based on real offers (family in construction, status: approx. 04/2021). They are currently building a 12x10 m city villa (2 full floors) with an 8x8 m garage, both with hip roofs. I adopted their offer prices and added a 10% "price increase buffer" for myself in each case.
For example, their shell construction offer from a local mason (site setup, equipment/scaffolding, foundation slab house + garage, ground floor + upper floor with 42.5 cm bricks, garage 24 cm bricks, both ceilings house + garage ceiling reinforced concrete) is around 90k.
Rural area in southern Germany (approx. 80 km to the nearest city >100k inhabitants), btw.
Also to consider is that I can contribute approximately 650 helper hours myself during the approx. 3-month shell construction phase, mainly for
- helper masonry work (only a foreman and master occasionally for the first row, for example)
- electrical installation 100% on my own (experience and also the possibility of acceptance and registration on the family side are given here)
- roof covering
- insulation and sealing work upper floor / roof
Admittedly, the outdoor facilities are not included in my calculation.
Since the money is not enough for an all-rounder, I would focus on your current wishes in your place.
Yes, that is probably good advice, thank you.
The mentioned passersby are your neighbors, against whom you can also shield yourself with a hedge
Overall, I read your objections mostly like this: Rather forgo a bit more garden area and plan the house bigger(?)
I recommend an architect for an adequate new planning or a general contractor to then optimize a type house according to size and orientation.
Playing is allowed, but most of the time it is not built anyway.
General contractors as well as prefabricated house providers are probably out for the planned own efforts, right?
To be honest: I am also not willing to pay someone tens of thousands of euros for obtaining offers, commissioning, and organizing the trades.
An architect also seems to be a bit of a gamble to some extent – I have already heard things that I myself would not have planned like that as a layman. But probably this is still the way...
Thanks again and best regards!