Single-family house with 190 m² and a 55 m² granny flat in the basement on a slight slope

Hello everyone,

I have planned a house here that largely meets our ideas and requirements. However, we are still unsure about the exterior appearance. Costs and technical safety also play a role in this.

Description:

[*]1.5-story construction
[*]Plot: 1,150 m²
[*]Living area: approx. 190 m²
[*]Granny flat: approx. 55 m²
[*]Building dimensions: 10.75 m wide and 15 m deep
[*]Due to the plot width of 19 m, the double garage is integrated into the house but structurally separated.
[*]Garden orientation: East-northeast
[*]Construction with an architect and individual commissioning of contractors

Two variants have now emerged, which differ in the roof or roof shape:

[*]Setback floor with flat roof and parapet
[*]Setback floor with shallow gable roof (16°) and roof overhang

For variant 2, I estimate additional costs of about €20,000 to €30,000 due to the extra roof truss, the missing concrete ceiling, and the relatively expensive roof covering.

We like this variant better visually, and it also offers higher protection against moisture.

However, this layout is quite unusual. Since I have been dealing with it for some time, I may have gotten used to it – therefore, I would be interested in your opinion on this.

The facade could be completely executed as [WDVS] in white or with clinker brick (red-black or light gray-black) on the ground floor – surcharge approx. €25,000.
The roof overhangs are to be clad from underneath, no wood.

I planned the design myself and created it in 3D (in countless variants) and have now commissioned an architect. However, this architect has different ideas that we do not like – so there is currently a bit of a snag.

I would also be interested in your assessment of the costs.
I have currently budgeted €780,000 for construction and €120,000 for additional costs. The plot is already available.

Thank you in advance for your constructive comments.

I designed the draft myself and created it in 3D (in countless variations) and have since commissioned an architect. However, he has different ideas that we don't like – so that's causing a bit of a snag at the moment.

Also, I would be interested in your assessment of the costs. I currently have €780,000 budgeted for construction and €120,000 for incidental costs. The plot of land is already available.

Thanks in advance for your constructive comments.

I can understand that. Planning yourself and then possibly showing it to the architect? I am already glad that the architect has his own ideas. But without knowing the architect's drafts, what can one say? Structurally, the whole thing doesn’t seem quite thought through. Is that a terrace or a carport at the bottom?

Somehow the information that the questionnaire can answer is missing.

https://www.hausbau-forum.de/threads/grundriss-planung-unbedingt-vor-beitrag-erstellung-lesen.11714/

Please include the development plan and an elevation plan. No link, that is not desired here.

I planned it myself and created it in 3D (in countless variants) and have now commissioned an architect. However, he has different ideas that we do not like … that's where it’s stuck now.

I can hardly assess the design, meaning the floor plan, because I’m missing dimensioned floor plans, so not the bird’s eye view, but the 2D drafts. At first glance, it looks to me as if it’s not structurally well thought out. Also, I see a built-in technical room? a too narrow? dressing room, a guest WC? without windows, so also built-in and not exterior.. these are somehow technical faux pas that should be avoided professionally. At first glance, a lot can be done better. The problem is that you have already dealt way too much with your design, so it’s hard to let go of it because you have gotten too fond of it.

There is a better subforum for floor plan discussions here: https://www.hausbau-forum.de/forums/grundrissplanung-grundstuecksplanung.237/ has also posted the related link to the questionnaire there.

And yes: taking work away from a professional is usually pointless, since they have much better tricks, studied options, and empirical knowledge that a layman doesn’t have, even if he can operate a program or tool. Playing around is allowed, but the architect should be given free rein.

Also, I would like to hear your assessment of the costs. I have planned 780 k for the construction and 120 k for additional costs here.

It already looks very elaborate. To the 245 sqm living space, the double garage, i.e., usable area, is added? Visually, the house does not correspond to the standard construction method that you can calculate at 3000€/sqm. Thus, the 780,000€ are probably not sufficient.

I have looked at the photos and the post again.

For variant 2, I calculate additional costs of 20 to 30 kEuro due to the additional roof truss, the missing concrete ceiling, and the relatively expensive roofing.

..which I now consider almost negligible given the amount of construction costs.

The facade could be completely in WDVS

I would not install WDVS. We ourselves have WDVS, the magic tool for cheap construction 12 years ago. It is paying off now. Therefore, I would advise a monolithic construction.

Garden orientation east-northeast

To be honest, I cannot tell from the photos what the original terrain slope is. Is this now a hillside plot and due to the program? Is this meant to be a terrain catchment on the side or does it just show the end of the visualization?
So is the separate apartment due to the hillside or artificially exposed? Will something be filled up or excavated? Since none of this is explained, one can of course also question the room orientations or the garage location.

The plot is on a slope, it slopes downward to the right and to the left. For this reason, there is the possibility to install windows on the right side of the house and to use the right half of the basement as a separate apartment (hobby room, guest room, etc.). In the overall view with the plot to be sold, the elevation profile of the plots can be seen. This corresponds to the data from the survey.

Sorry, ...it falls to the right and backwardshinten.