Renovation planning for existing property - tips and suggestions requested

Hello house construction experts,

we (female, 32 years + male, 35 years from the Bielefeld area) want to convert a property previously used as a 2-party rental house for our own use starting next year. The property is a two-family house built in 1971/1972 with solid masonry using sand-lime bricks. The house is fully basemented, has a separate garage building (double garage), and is situated on a plot of about 840 square meters. It has been in the family since the mid-1990s and has so far been used as a rental property.

Since we have now also dealt with the topic of house construction, we have come to the conclusion that the location and size of the house actually fit our requirements well. In recent years, various renovation measures have already been carried out mostly by ourselves. However, some of the "big issues" (facade, windows, roof...) are still outstanding, and these will entail a high financial burden for us in the coming years anyway. With a private new build, we would then have to bear a double financing. Of course, it would be nice in the future to still own a rental property, but the house is located in a rather rural area, which we personally like, but which is generally considered a negative point for a potentially lucrative rental in the future.

The current status is as follows (renovation so far under the assumption of continued rental):
- the basement has already been excavated all around, the drainage renewed and the basement walls widened for planned thermal insulation and facing brickwork
- basement ceiling has been insulated
- comparatively new gas condensing boiler and wall radiators
- renewal of electrical and sanitary installation in the basement

Still necessary:
- complete insulation of the roof, this could also be done on the upper floor ceiling if renting continues, but not if used privately, since we want to convert the roof into living space (additional children's rooms) – in this case the roof is to be completely removed and rebuilt
- facade insulation and facing brickwork
- replacement of windows
- for private use, an extension on the south side is planned, which should serve as a dining room on the ground floor and as a balcony on the upper floor – we are aware that the balcony will probably hardly be used due to the garden, but the effort and cost for this measure are probably negligible in the overall context
- changes to the floor plan for private use

I have attached an overview of the current state and planned changes as pictures. An architect has not been involved in the planning so far. It was only checked by a structural engineer that the open living and dining area on the ground floor could also be statically realized without a huge cross beam under the ceiling by means of a "arched support" (I unfortunately do not know the technical term) in the wall of the upper floor – of course with corresponding costs. The size and position of windows and doors are also still somewhat variable.

Our two main questions for which we hope for tips and suggestions from you:

1) How do you see the project in terms of cost-benefit consideration? We roughly calculated that a comparable new build with land + renovation of the existing property would be at least twice as expensive, namely €250,000 vs. at least €600,000. What would you do a) renovate expensively for own use b) renovate cheaply for continued rental and rebuild c) sell the existing property and build new?

2) What do you think of our current floor plan? We would like to have an open kitchen-living area, but our main concern is that the spatial impression in such a large room with a comparatively low room height of only about 2.65 m in the shell construction would be quite "oppressive". Moreover, we actually want to install underfloor heating now in view of a possibly future change of heating technology, because of the size of the kitchen-living area and to enable floor-to-ceiling windows on the south and west sides, which would further reduce the effective room height.

We are basically open to any suggestions and hope for a lively discussion. If we have forgotten important details or pictures, please let us know, and we will provide these as soon as possible.

Thank you very much!

Hello you two,

Your project is extremely interesting to me, as I am in a very similar situation. I am also facing the challenge of a 1974 old building (approx. 380 m²), which was consistently planned as a multi-generation commercial building. It is now to be converted either into a home + rental apartment. Alternatively, I am considering building a new house and using the old building completely as a rental property. But that’s enough about my topics...

I have looked at your floor plans and would like to mention a few points. 1. I find the location of your terrace in the north unpleasant, as you have to expect a lot of shade. 2. Why do you need a bathroom of 18 m²? You already have a guest toilet on the ground floor. I would say 12 m² are already plenty for the main bathroom. 3. I find the reading corner on the 1st floor relatively useless. Keep in mind that you have a generous living area, so why sit upstairs to read? Also, the fireplace is located on the ground floor. Speaking from my own experience, I prefer to sit by the fireplace to read in winter. On top of that, you are wasting a valuable window. I would turn the reading area into an additional children’s/guest room. 4. If you follow point 3, you would probably have to move the entrance of the master bedroom into the dressing area. That is unpleasant, so I would consider whether the combination of dressing area/master bedroom can be cleverly rearranged.

Best regards Flasher

Hello Flasher,

thank you very much for your impressions.

ad 1) I probably made a mistake in the labeling or rendered it somewhat unclear. North in the floor plans is always in the direction of the arrow, so "top right." The terrace would therefore be oriented south-southwest.

ad 2) We really do not need the 18 m², of course, but with the current planning there is no compelling need for another room on the upper floor. Children are planned, but besides the children's room on the upper floor, we could also accommodate two more children's rooms along with a small bathroom in the attic if needed.

ad 3) Yes, the reading nook is actually somewhat useless. We mainly included it because we think it loosens up the corridor a bit and gives it less of a "tunnel character." Alternatively, we have already considered whether an open space in this area would improve the sense of space on the ground floor and be feasible, whereby an adjustment of the dining area to include this open space and removal of the balcony would probably be sensible. Unfortunately, our own planning ability ends at the latest with such a complex topic, so we would have to discuss that with an architect anyway. Of course, we would still be interested in your opinions on a possible open space in this area. We are aware of the disadvantages of such a design, especially regarding noise and odor exposure on the upper floor.

ad 4) If we were to plan another room in the area of the reading nook, then we would be in favor of extending the corridor to the exterior wall and installing a large balcony door there—otherwise, there would be no natural light in the corridor and you would always have to go through a room to get to the balcony.

I would not build a gallery. It nicely transmits the noises/noise upwards.

Flascher made good remarks

Flascher I would make the old building purely a rental property and build new. Homeownership also means not having any strangers in the house you have to be considerate of

How the OG and DG are used is obviously not stated?!

I find the EG successful. Only the breakthrough between the living room and kitchen, I miss a piece of wall there.
Visually as well as practically: leave a wall panel standing, maybe a piece near the sofa... no, scratch that!, but even in between the room would benefit if there was a 1-meter wall panel standing there...

-> Corner of the house/extension visible, 1.50/2.00 meters free, then a wall panel...

Room height: no problem, just look in the forum in the last 5 weeks, same topic

I wouldn't build a gallery. It nicely transmits the noises/noise upwards.

Which gallery?