Floor plan, house layout EFW 150m2, basement + granny flat - feedback desired

There is a post here that also wants to realize something like this.

https://www.hausbau-forum.de/threads/eckgrundstueck-mit-einliegerwohnung.48277/

There are already quite good proposals without a basement.

I had already looked at that before. I also understand the thoughts behind it. However, on our plot, the situation is such that on the northeast side you look onto the neighbor’s access and their house. In addition, the garage would be right in front of the nose. We would also have to give up significantly more garden accordingly. But the points are basically valid. We will have to think through everything again. In the end, there is the concern that there will be a lot of house and little garden, especially because the tree stock on the eastern and southern boundaries takes up a lot of space.

Such a granny flat only makes sense if you are near a university or really building in/directly at a big city. Otherwise, it remains forever a pure imposition for family use, as it is hardly rentable to outsiders. It only makes sense tax-wise if you are already quite old. When the depreciation (AfA) is used up, it hardly pays off anymore—unless you then approach retirement and no longer need advertising costs. For me, in the combination of apartment quality and cost/benefit ratio (tax-wise), it is actually too expensive.

It is in the Ruhr area. The university is 30 minutes door-to-door by public transport. Tax-wise, it is especially worthwhile if you pay a lot of taxes. You can raise the depreciation again after 10 years with the swing. Rental to outsiders first allows you to claim many costs. But let’s assume tax issues aside.

You still have room to grow. The neighbors are taller. You have plenty of excavation soil left from the basement. Raise the house and spread the excavation on your plot. Then you will also have more light in the granny flat.

What would be your recommendation for raising it? What impact would that have on the terrain modeling and the price for supporting the house?

My granny flat is 80 m2 and is on the ground floor and upper floor. I would not even have dared to offer the basement to the S.-parents.

As stated, the living situation in one case is currently not significantly better from our point of view. But it is clear that a granny flat on the ground floor is more appealing.

Does it pay off??? You can claim a maximum of 40/190. Don’t forget that the rent has to be taxed.

In our calculations, it does. In fact, it is the case that you get back the 40/190 here completely over time.

The granny flat is a kid’s table / mother-in-law seat. Vacation at the sanctuary?

Good morning, I’m asking about the window heights! They are important to me. We messed them up and anyone still in the planning phase can prevent an excessively large lintel from spoiling the appearance. What ceiling height was planned? Is it correct that the windows are 2.08 m high!?

The rooms here are probably planned to be 270 / 267 high, so a lintel height of 208 (= about 60 cm height difference) already makes a significant contribution to darkening the ceiling. I consider a clear room height of 250 and window lintels 30 / 35 cm below the ceiling to be more advisable.

If I were single and appreciated closeness to nature, I would probably feel less of a problem with it myself. If I look at alternatives in our area, this hole doesn’t even fall into the category of holes. There are several granny flats nearby, some of which are at least partly underground. Hardly any of them have a terrace or garden access at all. Regarding wanting to rent. What would that change? Move the granny flat entirely to the ground floor?

That may be so, you may see it that way, but you asked, and answers can vary.

That’s why it’s not with, but rather a “not alone” and in immediate proximity.

If you were single, over 70, and had to go down the cellar stairs next to a single-family house of your family or a family member to get to your cut-off apartment, or go up to the 5th floor of the usual lively environment familiar to you, what would you choose? A cellar is always a cellar. As you show it in the pictures, it is not visible in the planning. It also makes a difference whether you see a photo of a panoramic window or a normal double terrace door. Possibly you can gradually or slope-wise simply draw it to the edge of the property. There wouldn’t be much space left in the southeast anyway. However, you must check where the house will stand, because the parking space question still remains. Maybe just generate the family member’s access via the common staircase and make it possible from inside? That’s a perceived improvement of 100%!

If I understand correctly, “planunten” means next to the bathroom for you. I tried simply with Paint skills, without expanding the room. Did you mean it roughly like in the attachment?

I would probably remove the walls in favor of movement space.

We would use it as a pantry/storage room and not put everything automatically in the basement.

It is one meter wide net. Not much fits in there. The quicker walk to put things away will probably be the office. Closet doors (through the kitchen) are also not comparable to normal doors. Either too narrow at 60 width or even double-leaf at 80 width. The latter requires both hands to open. Here, 60 is drawn, in the closet, so a kind of tube. And now try to get a broom out of there. A man’s average width is about 52cm. If he’s carrying something, e.g. a baking tray, his elbows stick out from the body. He then measures more than 60cm wide. With a woman, it looks only about 10cm narrower. So you have to be two to help the man get the baking tray through the door. But it doesn’t have to be a baking tray; carrying simple things is physically always somewhat sideways spreading. It is possible to pass through the door, but it’s not pleasant.

It is multi-functional: working (too large for that), guests (alone much too rare), storage space (books, odds and ends), and basically the basic concept eventually being converted into a bedroom in 30+. Why is that thought so bad?

The room is not to be furnished as a bedroom so that one still has access to a simple wardrobe or around the bed. The guest WC is also not made to be pleasant in old age. It is all bridging, but no more. The thought itself is ultimately also not fitting, because if something like that happens to you at 70+, you rather sell the whole thing and look for something more practical or get invited by one of the children into a granny flat. Regarding the living area, although I was not asked:

How would you access the living area?

That’s a matter of taste. Someone who does not put a high value on the kitchen might simply dislike it as a connecting communication area. Others can better handle openness, many need doors to have the option, etc.

As written, the living situation in one case is currently not significantly better from our point of view. But it is clear that a granny flat on the ground floor is more appealing.

From your point of view… what does the affected person say about it?

It is multifunctional: working (definitely too big for that), guests (too rare for that alone), storage space (books, odds and ends) and basically the basic concept to possibly convert into a bedroom in 30+. Why is the idea so bad?

Because the room, with a width of 285 cm, is only suitable for a double bed at most, but then a wardrobe no longer fits.

How would you access the living area? Another door to the living room right next to the kitchen door and recess the wall for it?

I would leave out the pantry and then swap living/cooking so that cooking/eating is at the terrace. You have the basement for the larger provisions. Windows would then have to be adjusted somewhat. I also find the granny flat more than unusual and would consider the suggestion from .

Swap living/cooking,

True, that makes sense. I forgot that there is no access to the garden in the south.

If you raise the basement, the safety measures are reduced. With the architect's design, the elevation is limited because the garage on the boundary must comply with the 3 m height. Without the frame, more can be raised.