Granny flat with KFW funding: access requirements?

Hello,

we are in the final planning stage of our single-family house with a basement. Due to the changes in KFW funding as of 24.01.2020, it makes sense for us to accommodate a granny flat in the basement. For the planning of the basement, this is not a problem, but the question arises regarding the access.

Currently, access to the basement is planned via the basement stairs in the hallway. However, this means you are more or less already inside the main apartment. Is there a restriction here regarding the definition of a granny flat and KFW funding? Or is it sufficient if the granny flat in the basement is accessible through its own door—regardless of how one gets to this door?

I called KFW, but for any of my questions the answer was: "You have to ask your energy consultant." The energy consultant is still on vacation, but I want to use the time for further planning sensibly. My financer does not see a problem with our floor plan.

Since I also read various and sometimes contradictory statements online, I hope to gain clarity through this post. Attached is our ground floor plan. The stairs on the right lead down to the basement.

Does anyone here know more precisely?

Thank you very much!

Then answer honestly, who would you rent such a granny flat to, who has to enter their rented apartment through your living area. The people who work at [KFW-Bank] are not stupid either.

For tax purposes, it must be rented out. Because you can only deduct acquisition costs, interest, construction costs, garden landscaping, earth removal disposal, etc. (both labor AND materials) from taxes if the apartment is actually rented out at market rates, or if you can prove the efforts, e.g., by invoices for advertisements in a newspaper... that’s one thing.

For the KFW, you ABSOLUTELY need a separate entrance. So, your own staircase. The apartment must have everything an apartment usually has... kitchen, shower, toilet, heating, a real front door, the appropriate room height, appropriate daylight lighting – consequently also powerful lifting devices with shredders. Second escape route. An additional parking space must be proven.

The wall between the basement and the granny flat must be fire resistant, the pipe penetrations must also be accordingly and smoke-tight. Additionally, the construction company worked twice here with high-density KS blocks and the wall is also thicker. We can’t hear his washing machine, and he can’t hear ours.

You declare it as an apartment in the building application, and the municipality then ensures accordingly that it really is an apartment.

Separate electricity/water/phone is not necessary. However, it is quite nice to have at least calibrated sub-meters. As a landlord, you can allocate costs per square meter for the granny flat.

We are actually renting now, at first it was just meant as a funding idea to maybe quarter the mother-in-law there, or the kids if they get naughty.

In fact, the housing market here is such that you can choose your tenants. Without advertising, we had a tenant after a week, through the work of a neighbor, a doctoral candidate in mathematics. TVöD 13 70% contract for 3 years. Needs quiet to write his thesis. Check. We don't even notice whether he is there or not. We rent warm and furnished.

If you have questions about the floor plan and daylight, I can also post a picture.

If you have questions regarding the floor plan and daylight, I can also post a picture.

Thank you very much for the information. A picture of the floor plan and light would be really nice.

this is a small 10m² south-facing terrace for the tenant, this year he planted tomatoes and herbs there, I watered them using a drip hose. the right window is the bedroom, the left one is a huge door to the living room. the kitchen is at the back in the dark corner, the bathroom has daylight from the stairs of the [Einliegerwohnung].

in the floor plan on the left is our basement, my room, utility room, corridor. since there are only light shafts, it is sufficient.