Semi-detached houses connected by garages

Hello. We are currently planning our house. We are building together with my parents. Each of us is building a semi-detached house together on a 900m2 plot. We wanted to have both halves 'detached' and connect both halves in the middle with 2 single garages. Our developer told us that this counts as a semi-detached house and that we were allowed to build it like this on one plot. The developer then submitted this to the municipality and they also gave their approval. Now, 4 weeks later, we wanted to sign the preliminary purchase agreement for the plot today, and a lady from the building authority called to say that having garages between the houses like this is allowed after all =(. Is there a specific regulation for semi-detached houses that applies everywhere? Or can the building authority do whatever it wants? Are there any other tips?? Best regards

Hello,

Have you ever taken a look at the development plan?

It usually specifies where the semi-detached houses and where the garages should be located.

In general, I would trust the building authority more than the developer.

Personally, I can't imagine that two houses connected only by two garages would be considered a semi-detached house...

Regards,

Dirk

Well, it's about the definition of a semi-detached house. Since single-family and semi-detached houses are allowed, but not two single-family houses. For example, my current neighbor also bought a house which is officially a semi-detached house, but on both sides is each connected to the other houses through the garage.

I doubt that there is a legally valid definition for that. In my opinion, the whole thing stands or falls with the specifications of the development plan. Everything expressed here in the forum, without knowledge of the development plan, is likely to fall into the realm of speculation...

Maybe there is a regulation (like with us) on which side access or edge development is allowed? Although ich think with duplexes that it doesn't matter where these houses are attached to each other as long as they are attached.

Sometimes you also get someone at the building authority who has just been newly trained. I would personally speak to someone again, namely the supervisor, and have it explained to me.

By the way, my parents and friends built two different houses (same brick, same architectural style) on a 3000 sqm plot - back then no permission for subdivision of the plot, so the garages were built offset together so that it was considered a duplex. Only that way was a permit granted.

Hello,

... and a lady from the building authority called saying that the garages between the houses are not allowed after all =(.
Is there a specific regulation for semi-detached houses that applies everywhere?

That is – admittedly somewhat late and annoying for you – on the other hand, anything else would have surprised me.

***Semi-detached house half

The definition of a semi-detached house is regulated in Germany in the Land Use Ordinance (§ 22 Land Use Ordinance). Among other things, it clearly distinguishes between the house types of semi-detached houses and multi-family houses. A semi-detached house is defined as a connected residential unit with both separate entrances and separate staircases, which is not the case with multi-family houses.

The exterior façade of a semi-detached house is usually designed symmetrically for urban planning reasons, which also applies equally to the floor plan of this house type. Building law furthermore requires the installation of a fire protection wall between the adjoining houses to prevent the spread of flames in the event of a fire.

A semi-detached house can either consist of two houses built on the property boundary or a unit built on the same plot. Semi-detached house developments have a significantly lower land consumption compared to conventional residential developments, which is why this house type is becoming increasingly popular.

Division

This is no different than with a condominium. There is a shared roof and the ownership is divided similarly to the declaration of division of condominiums. Changes to the façades can only be made afterwards if all owners of the semi-detached house carry out the changes and the majority agrees. Building permits must be observed in this context.

Sound transmission

Soundproofing regulations are often overlooked when it comes to marketing semi-detached houses profitably. This is similar to condominiums. Unscrupulous construction companies try to save construction costs on the separating walls. This starts with the planning of the foundations and the floor slabs. Sound travels better through solid building materials than through water.

This means that in semi-detached houses, if the floor slab and the foundations are not separated, sound is transmitted to the neighboring building. The sound in question is the kind transmitted, for example, by hammer drilling through building materials such as walls.

The developer’s argument that a building would settle differently if the foundations or the floor slab were separated cannot be accepted. This is undisturbed ground, as planners say, as long as it is not an excavation filled with debris and now used for a semi-detached house.

**Source: my website


***§ 22 Land Use Ordinance Construction Method

(1) The type of construction can be specified as open or closed construction in the development plan.

(2) In open construction, buildings are erected as single houses, semi-detached houses, or groups of houses with side boundary distances. The length of the house types designated in sentence 1 must not exceed 50 m. Areas can be designated in the development plan where only single houses, only semi-detached houses, only groups of houses, or only two of these types of houses are permitted.

(3) In closed construction, buildings are erected without side boundary distances unless the existing development requires a deviation.

(4) A construction method deviating from paragraph 1 can be stipulated in the development plan. It can also be specified to what extent front, rear, and side property boundaries may or must be built up to.

***Source: dejure

Or can the building authority do whatever it wants?

Basically yes, as every building authority has the right to modify or suspend parts of the applicable state building code according to its own needs.

What you submitted with the building application is – between us pastors’ daughters – not a semi-detached house, but two detached single-family houses; you admit this yourself as your desired goal. Why your developer promotes this and why the municipality approved it – that is the question of all questions. Also, what happens now with the building permit and the resulting costs.

I can only urgently advise you to seek a conversation with the clerk who called and see how to "get the cow off the ice" so that all parties can continue to speak to each other civilly. As a tip: stubbornly sticking to positions, citing external examples, etc. can only end badly. I am sure the responsible building authority is also embarrassed that a permit was granted where it should not have been granted. So seek a factual discussion

Rhenish greetings