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Planning a house: The way to an architect's house
Planning a house: The way to an architect's house

Video: Planning a house: The way to an architect's house

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Video: Floor Plan Design TUTORIAL 2023, February
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Do you want an individually planned dream house that meets all your wishes? Then an architect's house is the right one for you. From the selection of the right architect to the finished house construction, however, a lot has to be organized and time has to be invested. We tell you the advantages and disadvantages of an architect's house, the individual steps for optimal implementation and how you can reduce costs through your own work.

Table of contents Table of contents Planning house construction: The way to an architect's house

  • Buy building site
  • Development plan checklist
  • Find architects
  • Contract and costs
  • What is the architect liable for?
  • Building a house with an architect
  • Plan ahead
  • Metamorphosis of a series of rooms
  • Saving through personal contributions
  • Advantages and disadvantages

Table of contents Table of contents Planning house construction: The way to an architect's house

  • Buy building site
  • Development plan checklist
  • Find architects
  • Contract and costs
  • What is the architect liable for?
  • Building a house with an architect
  • Plan ahead
  • Metamorphosis of a series of rooms
  • Saving through personal contributions
  • Advantages and disadvantages

Building a house is management: it is important to find good partners and to budget with time and budget. For you, this means that the more informed you start each phase, the better. Let's start with the question: where to build?

Buying a building site: how to find it

House construction starts with the choice of the property. First take a look at your newspaper, there you will find advertisements or can post one yourself. Ask the municipality where building land is sold. Banks, LBS and brokers also support you in your search. Be careful when property developers offer help: Only sign when there is a property.

When choosing the property, you should not only make sure that you like it, but also take the infrastructure into account - schools, shops, etc. The development plan of the municipality prescribes some details, such as how the house should look and how large it may be. You should also clarify the development: what costs will you incur?

In any case, it should be clarified with the city or municipality whether the development fees for the property have already been paid. Even if the development with paths, lighting and parking lots was a few years ago, the proportionate costs for this can still be open. However, you have to pay who owns the property at the time the city or municipality invoices. As this can be a five-digit amount, clarification before the contract is concluded is important. The price index from the municipality, broker or savings bank shows whether the price is okay.

Before you conclude the purchase contract, you should check in the land register whether easement or land charge does not encumber the parcel. The notary formulates the contract; You only become the owner from the entry in the land register. The purchase price includes 3.5 percent real estate transfer tax and about 1.5 percent for notary and land registry. Anyone who buys from the property developer pays real estate transfer tax on the entire property.

Architektin studiert Baupläne im Büro
Architektin studiert Baupläne im Büro

If you are looking for a good architect, you can get recommendations from friends and acquaintances - or you can contact the Chamber of Architects, which will help you with addresses.

/ Monkey Business Images

Building a house - checklist for development plan

Check the development plan before buying a piece of land. It shows what is permitted under building law. What is not regulated in the development plan can be freely determined, but must fit the environment. You can find the statutes in the municipal administration or at the building regulations office. This is what the information in the development plan means:

  1. Construction limit: Marked by dash-and-dash point in the plan: You can build up to it, but you don't have to. Oriels and balconies may exceed them in exceptional cases.
  2. Building line: In the plan, dot-dash line: you have to build up to it, for example, to achieve a uniform building alignment.
  3. Property boundary: In areas with open construction, the distance between the building and the side and rear boundaries must be observed.
  4. Parcel number: The designation of the cadastral or surveying office for the property.
  5. Type of building use: Specifies whether it is a residential, industrial, commercial or mixed area.
  6. Number of storeys: The Roman numeral determines how many full storeys you can build. Coined: number of floors mandatory. Without curling: you can also build lower.
  7. Base area number (GRZ): Indicates how much of the property can be built over: With GRZ 0.4 200 of 500 square meters can be built over (500 x 0.4).
  8. Number of storey areas (GFZ): Indicates how much area all rooms can have together. Example: GFZ 0.4 allows 300 square meters of floor space on a plot of 500 square meters.
  9. Construction: Either open: distance between the houses. Or closed: house to house, i.e. terraced houses.
  10. Roof pitch: Specifications for the roof: such as alignment of the ridge, covering material or, as here, the degree of roof pitch.
  11. Limitation of the development plan: Shows the area for which the plan specifications apply.
Checkliste Bebauungsplan
Checkliste Bebauungsplan

Photo: IBG Haus

Find an architect

When looking for a suitable architect, recommendations from friends are helpful. You can also contact the Chamber of Architects, which has address lists. Then contact us with a mail merge: Describe your construction project and let us show you reference objects.

Basically, an architect can plan everything: wooden houses, solid houses, houses made of glass, concrete or steel. However, there are architects who have made a name for themselves in special styles and are particularly familiar with one of the building locations.

Good to know: The architect should definitely be a member of the Chamber of Architects. This is the only way he can submit building plans to the responsible authorities. It is best to choose a local architect who knows the building regulations and is not far from the construction site. Ask his previous builders about their experience before placing the order.

Contract and costs

You should write down what you agree with the architect; the Chamber of Architects helps draft the contract. The should regulate tasks, completion date, architect's liability insurance and warranty, construction costs and fees. The architects' wages are set out in the minimum and maximum rates by the Fee Schedule for Architects and Engineers (HOAI). It depends on the construction costs and the equipment of the house (zone III for normal, IV for above average). Construction costs and fees can be roughly calculated in advance.

The architect's fee results from the final construction calculation. If you want to be on the safe side with the costs, the contract sets a construction sum upper limit and a fixed or (better) maximum remuneration. A bonus (up to 20 percent) encourages the architect to save. Regular cost statements help to keep an overview. There may be further savings potential if you only use certain services. Builders who want to build at a fixed price commission the architect with the plan and have the developer build it.

In general, well-planned architect's houses are not more expensive than houses from the developer or type house provider. For a house for 300, 000 euros, the architect's fee can be approx. 45, 000 euros. With a total price of 345, 000 euros, your house would not be more expensive than from a prefabricated or developer house. Because engineers and architects are also hired there, and their fees are already included in the total price. If you show a lot of personal commitment, you can even save some costs.

Baupläne ausgebreitet und zusammen gerollt
Baupläne ausgebreitet und zusammen gerollt

You should check the final construction plan carefully: Changes during the construction phase cost time and money.

Photo: Fotolia / Maksym Dykha

What is the architect liable for?

The architect owes you the necessary plans, tender documents and advisory services, as well as property supervision. He is responsible for the correct implementation of these documents in three-dimensional reality. The architect is responsible for the creation of a deficient, purpose-built house and must guarantee this. If the performance is faulty and does not meet the requirements, all means must be used to remedy all defects to your satisfaction.

Defects that trigger liability can be:

  • Planning and coordination errors
  • Cost overruns
  • Disregard of warranty periods
  • Monitoring error

Although an architect's performance may be defective, you may still have to pay the fee. In this case, defense claims in the form of defenses are initially available to you.

The worst consequence for the architect is that the client may refuse to pay the full fee until the architect has completed the required status. It is therefore a temporary means of exerting pressure that will only develop as long as the contract is not fulfilled. You are even entitled to withhold the fee up to three times the expected amount of damage repair.

However, the prerequisite is that the non-performance is due to a lack of construction. If the architect makes his fee claim, which is not yet covered by his performance success, this objection is not yet necessary. However, you can of course refuse to pay the fee that has not yet been worked out.

Building a house with an architect

Once you have found the right property and the right architect, planning and implementation can begin. In the preliminary meeting you can determine which services you need from the architect. In general, the work of the architect is divided into nine phases according to the fee schedule for architects and engineers (HOAI):

  1. Basic determination: Here you discuss the nature of the property, the specifications of the development plan, the budget and your individual ideas. How much and which rooms do you need, how should they be set up? Model house settlements and construction magazines provide ideas. You should check the final plan carefully: Changes during the construction phase not only cost time, but also money.
  2. Pre-planning including cost estimate: The architect now checks whether your ideas can be implemented with the actual budget.
  3. Draft planning including cost calculation: You get a first draft, as well as the expected total costs.
  4. Approval planning: The architect submits applications and certain plans for you to get a building permit. If necessary, he adjusts the plans to the requirements of the building authority.
  5. Execution planning: The architect draws up an execution plan and takes care of all the documents that the handicraft companies need.
  6. Preparation of the award of the individual trades: The architect will obtain the offers until the building authorities approve the plan. Now you will be faced with questions such as: what kind of heating should it be, wooden or aluminum windows, which tiles? If you ask the architect to provide you with at least three offers per trade, you have a choice.
  7. Commissioning of craft and construction companies: The architect commissions construction companies to do the construction work. Here he can probably hire the right craftsmen from a wealth of experience.
  8. Supervision of the construction site including documentation: The architect supervises the work on the construction site. However, you should make a weekly jour fix, in which you visit the construction site together.
  9. Project support after completion: After completion of the construction work, the architect takes care of any defects that may occur and, if necessary, enforces the remedial measures at the craftsmen's companies.
kleines Modelhaus und Schlüsselbund auf einem Bauplan Schlüsselfertig
kleines Modelhaus und Schlüsselbund auf einem Bauplan Schlüsselfertig

Most people only build a house once in a lifetime - reason enough to think a lot and plan well.

Photo: Fotolia / Eisenhans

Plan ahead

When planning your dream home, you should not only integrate the present, but also the future into your plans. Families grow and shrink, fitness increases or decreases. All of this should be considered and included in the planning with the architect.

Do not only list the current housing requirements, but also those that will probably only appear in 10, 20 or 30 years. For example, that almost adult children want to live accordingly - but still separately with the family. A granny flat would be ideal for this. However, this does not mean that you have to build big enough.

The fact is: every unnecessary square meter costs just as much as an indispensable one. One should build as small as possible and as big as necessary: ​​minimize traffic area, use areas twice. On the one hand, invest more, but skimp on less important places.

Or you need two children's rooms, put them on the ground floor and place an internal, shorter bathroom in between. The rest of the surface up to the window front also serves as a hallway and mini kitchen - because the narrow end of the bathroom makes it easy to thread sanitary pipes. A patio door that could also serve as an apartment entrance would be ideal there. This would create a separate apartment for older children or for seniors, so to speak.

Use rooms in a variety of ways

If you plan cleverly, you have scope for changing living requirements. It depends on the size of the rooms and where you place the door. Every lounge needs at least one window. The best thing is to go through a variety of solutions with the architect in the planned floor plan.

The location of the stairs also determines how well you can divide the floor plan or the whole house. In longhouses you plan the hallway to the north. And by that you arrange rooms, ideally of the same size, interconnected and with an exit to the hallway. Architects speak of spaces that are neutral in terms of usage: you can move inside the apartment as you like. If the rooms have at least 20 square meters and two windows, they can be easily divided. In the basic design by the architects, the window posts are set so cleverly that the spaces in the window grid can be reduced and enlarged.

It would also be a clever idea to separate the rooms from the hallway with implementable cabinet elements. This offers a lot of storage space, but no extra space is required in the rooms. The rooms are about four meters wide, to the left of which there are at least two meters for stairs and hallways. Between or in the cupboards there will be supports or panes at regular intervals that lift the ceiling. The economic ceiling span is a maximum of five meters. Wherever a partition wall could be located, a joint must be provided in the screed or at least the mastic asphalt screed, which is less expensive in terms of sound technology.

Metamorphosis of a series of rooms

Here you can see how rooms can be optimally and individually separated.

Basic concept:

2 people: Non-load-bearing interior walls can be moved flexibly if there are corresponding window posts in the grid. Sliding or convertible cupboard systems allow variable access to the rooms.

2 Personen-Konzept
2 Personen-Konzept

Photo: Franca Wacker

3 people: Part of the open living-dining area can be separated for a study. A spacious children's room is possible on the upper floor and can be shared.

3-Personen-Konzept
3-Personen-Konzept

Photo: Franca Wacker

4 +1 persons: A larger room on the ground floor can be separated for a relative to be cared for. The children's areas on the upper floor can be connected via a sliding door. A children's pool on the upper floor would be possible.

4 + 1 Personen-Konzept
4 + 1 Personen-Konzept

Photo: Franca Wacker

2 residential units: horizontal separation possible with 2 couples or 2 singles. The system can be stacked at any height if an external access in the form of balconies is attached. A balcony extension is also possible for the apartments.

Zwei Wohneinheiten
Zwei Wohneinheiten

Photo: Franca Wacker

Saving through personal contributions

You do not have to leave all steps to the architect. Through various in-house contributions, you can save and actively participate in building a house and even reduce the costs considerably.

If you have already had a good experience with a craft company, you can hire it yourself. Or if you are perhaps skilled in craftsmanship yourself, you can save by laying tiles or gluing wallpaper. As you are organizationally talented, you can even take over the construction management yourself. Here, however, you have to make sure that the work of the individual trades is coordinated. You can also omit service phases such as construction supervision or property support after completion.

In addition to the architectural services, you can also save on the house yourself. The smaller and easier you build, the cheaper you build. The architect can develop concepts for how you can optimally use little space or how you can easily add or remove it later. It is also very important to integrate the basement into your overall concept - because underground space can be a lot cheaper than above ground. If you only want to use your basement as a storage room, in the worst case you even pay extra. Here, too, the architect can help you find a solution that is convenient for you.

Conclusion: advantages and disadvantages when building with an architect

Building a house with an architect has many advantages. Above all: If you want to make individual wishes come true, building with an architect is the best solution. He can respond specifically to your ideas and realistically classify whether they can be implemented. It costs slightly more than a prefabricated house or property developer. You will also benefit from other services that you can use after the completion of construction. The architect is your first point of contact for defects until the warranty expires. So you don't have to worry about the repair at the construction companies yourself.

A significant disadvantage is the planning time - it is usually more time-consuming with an architect. It can take a few months before you have drawn up the optimal plan and many discussions have taken place. After all, planning starts at zero and has to be proactive and efficient. In addition, the architect's fee depends on the construction costs. The more expensive your construction variant becomes, the more expensive the architect will be.

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