Floor plan - 135 sqm, 1.5 storeys, gable roof

First of all ... 3m long stairs do not work. In the thread ... pinned at the beginning of the forum section, there are also dimension drawings of a few standard stairs included. You should take a look.

The square meters result from the living area on the ground floor plus the living area in the upper floor above 2.30* height. Everything between 1.20 and 2.30 is then either not counted or only counted half. *can also vary depending on the federal state.

The problem here is that the builder talks to us about WNFL (i.e., net living area). This was not a big issue with the city villa we originally discussed with him. With the change now to 1.5 stories, it costs me at least 10 sqm of living space... I have to see to what extent I can still get something out of it.

Thank you very much for the various floor plan proposals and hints regarding the stairs and the upper floor. I will now take three of the suggested floor plans into the discussion with the architect and then see what comes out of it. I will keep you updated.

The problem here is that the construction company talks to us about WNFL (i.e. living net area). With the city villa actually discussed with him, this didn’t matter much. With the switch now to 1.5 floors, it costs me at least 10 sqm of living space... I have to see to what extent I can still get something out of it.

No, the problem is that you don’t know your plot. This means the development plan.

It is comparable here to letting your parents decide when it comes to choosing your husband unknown to you: He is introduced to you along with what you are supposed to do with him. And if your parents tell you that he doesn’t like stews, you don’t question that and just leave out the stews.
At 400,000 I would personally be a bit more mature and read through the Brandenburg building code. The more knowledgeable you are, the more you can question.

The development plan contains many regulated items there, also in the textual version. All are noteworthy, but the "key points" for the critical thinkers here are in the drawing and there in the usage template:

The floor area ratio (Grundflächenzahl) is a decimal number that simply (!) said makes the area of the base slab calculable, e.g. 635 sqm times floor area ratio 0.2 would result in 127 sqm floor area.

The plot ratio (Geschossflächenzahl) is structured similarly and indicates the maximum (commonly called) "living area" simply (!) said without basement, e.g. 635 sqm times plot ratio 0.3 would result in 190 sqm floor area, whereby the year the development plan comes into effect is decisive for which standard this value is determined.

Both numbers do not care in the slightest which calculation methods the builder uses for his price quotes!

Besides presumably an "o" for "open construction method" (commonly roughly = single and double houses or short terraced houses), there is probably still an "I" (Roman one) = only one full floor aka "one-and-a-half floors" or a "II" which without a circle means a maximum of two and with a circle mandates two floors; as well as the roof type (SD / WD / PD / FD etc.) and the roof pitch – ED drawn in a triangle, however, means nothing roof-related, but rather the construction type single or double houses.

Otherwise, the plan still has blue lines (building boundaries – you are allowed to touch) and red lines (building lines, you must touch).

With that, the chapter "layman-understandable information" would roughly be concluded – the "rest" requires advanced interpreters – but at the core this already defines the framework of possibilities.

Also important are height points or lines: laypeople always misjudge visually, mercyless, when it comes to the evenness of plots.

Hi everyone, just a quick feedback on your comments and after our meeting today:

No, the problem is that you don’t know your property. That refers to the development plan.

There is no development plan for the area. There is a local statute. It states that construction must be customary for the area, i.e. like the neighboring buildings. A few things are specified – such as a maximum of 1.20 m knee wall, eaves facing the path at the height of the adjacent houses, etc., etc. The exterior of the house is also quite strictly defined (including colors of the facade and roof tiles, base height, door type (should be wood), handling of dormers, number of roof windows on the street side, type of windows, and so on and so forth – if more details are of interest, I can gladly copy that in here again at some point, as soon as it’s about further details).

Also important would be height points or lines: laymen are hopelessly misjudging the levelness of properties visually.

Thank you also for explaining the different terms, etc. We do not have a site plan yet. The surveyor still has to come... we are currently still in the signature phase for the property. However, we have already started the more detailed planning for the house in order not to lose even more time here (we had already lost some time due to the loss of the originally planned property).

Today we first communicated all our comments to the architect/planner and we also feel that he understood what is important to us. We will wait for the next drafts and hope to sign the notary contract for the property as soon as possible. After that, we will continue with the details. Many thanks until then

etc. - if more details are interesting, I can gladly copy it in here again sometime, as soon as it concerns the further details).

Since we constantly ask about it, it will probably be necessary so that we can give advice