I also consider this assumption to be a misjudgment. Ypg has said more than enough about the floor plan (and there is even more): throw it away once and have it redone by a professional (whichever one).But it will probably be around 10-20k and not 100k
Be glad that it is still early enough to dissuade you from this imprudence. Besides, foregoing an architect and having a preference "pro general contractor" are two completely different things.I would go with the draft to various general contractors. An architect is out of the question for various reasons. Please no fundamental discussions about why we decided against an architect and in favor of a general contractor.
https://www.hausbau-forum.de/threads/Abstandsfläche-rlp-bei-einem-34baugb-grenzbebauung.39892/#post-512520 By the way, the private boundary building agreement has also already been discussed there, which, in my opinion, is somewhat salvatorily interpreted by the building authority as a transfer of setback areas. Possibly, there is also the background fact that Niederbieber was not yet a district in 1962.Otherwise, we have also already discussed the location and height of the house and garage in my other post (but I don’t know how to get the link in here).
In my opinion, with 190m² the second bathroom is definitely missing (for 4 people). But otherwise, I don’t find the layout particularly clever. The utility room is hardly usable as a narrow space: Where are you supposed to hang laundry (only one point)? That’s only two points. The professionals will surely find more here. If the floor plan is to be evaluated, above all measurements are missing (e.g. how wide is the "Garderobe"/vestibule? I have the feeling that a sensible wardrobe for 4 people cannot be realized there.
Furthermore, the budget: ypg hinted at it, I’ll say it clearly: forget it! 1800€/m² is not feasible – in any standard. The mindset here is wrong in my view: (paraphrased) "It’s good for us if it’s that inexpensive/cheap (watch out)". No, it’s not, because that price is a utopia. The truth will catch up with you. From my humble perspective, you shouldn’t plan below 2500€/m² + additional construction costs. The general contractor is NOW calculating a nice 1800€/m² for you (and “turnkey” at that – again watch out!), but the real numbers will come.
You don’t want a fundamental discussion about architect/GC/general contractor/BT, but one thing is certain: to plan a usable floor plan you need a professional. Whether he now comes from the GC or is an independent architect doesn’t matter.
: no, he calculated.I assume he didn't calculate, he estimated?
: yes, that is indeed my downside, but I would like to have the bathroom and the bedroom at the back. So unfortunately that conflicts. But I thought maybe it could be hidden with furniture... I actually placed a tape measure on the floor by our sofa and pictured it exactly. For us, it’s enough. Many narrow rooms? Well, I only see the utility room. Otherwise, the rooms have normal widths, don’t they? I find the entrance area good because the outside stairs are covered and because when you open the front door, you cannot see directly into the living room. And as I said, we need this separate room because of the cats. Hmm, the staircase opening is annoying; I thought it would be enough if the steps were about 95 cm wide... The planner will have to deal with that. I only sketched the windows as they are positioned. There is nothing against enlarging them. They should also be floor-to-ceiling upstairs (except in the laundry room).Bathrooms don’t have to be stacked, but a bathroom above the dining area should be avoided. Better to have children's rooms facing south rather than north. 3.50 m living room width, many narrow rooms, entrance situation multiple times around corners not inviting. With a staircase opening width of 2 meters, the stair width comes down to 75 cm. Many niches are poorly usable. Also the hallway isn’t. Windows in the living area are quite narrow.
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